Villa unifamiliare in Rocca di Mezzo
OTTIMA OCCASIONE - ASTA IMMOBILIARE LOTTO 3Bene 3) Magazzino ubicato a Rocca di Mezzo (AQ) -Via delle Cese, interno 5, piano S1 Fg. 25 part.lla742 Sub 8, Categoria C2, censito al NCEU del Comune di Rocca di Mezzo. L’unità è stata modificatainternamente ed adibita ad abitazione in assenza di titolo edilizio…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
- Sold at judicial auction
See what needs doing and what each job costs
This is an auction sale of a C/2 warehouse (magazzino) in a rural zone, internally converted to housing without lawful planning authorization; it may not legally function as a dwelling. The apparent €277/m² price is therefore misleading despite the 32 photos and 9-day listing age.
More on the house and the area
The home is finished and apparently usable, with tiled rooms, heating, multiple bedrooms, and functioning bathrooms rather than a renovation shell. Its strongest appeal is the dramatic Abruzzo mountain setting and an exceptionally low asking price, but the unauthorized residential conversion substantially reduces the dream-home score.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€44,000 – €64,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- The listing describes a C2 warehouse converted into a dwelling without an authorized building permit, creating a major legal and regularization risk.
- This is an auction property, so inspection, tribunal documents, occupancy status, and financing should be checked carefully.
- The gallery proves a finished interior, but does not clearly show the villa’s exterior, terrace, garage, or the actual mountain outlook from inside.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100The cluster sits on the Altopiano delle Rocche in the Sirente-Velino Apennines. Sirente Velino Regional Park is within the area, with the Monte Sirente massif dominating the plateau. The nearest ski lifts are at Ovindoli Monte Magnola and Campo Felice, both roughly 15–25 minutes by road depending on the exact starting point. L’Aquila is the nearest city of size, with full services, rail links and major historic monuments. The wider area is known for high karst plateaus, beech woods, summer pasture and winter snow sports.