Edificio in Via Annibal Caro 19
Tolfa – Terra-cielo con box auto nel cuore del centro storico Nel caratteristico centro storico di Tolfa, a pochi passi da Piazza Matteotti, proponiamo in vendita un interessante terra-cielo indipendente disposto su tre livelli, una soluzione ideale per chi desidera vivere in pieno centro senza rinunciare alla comodità di uno spazio destinato all'auto. Al piano terra troviamo un doppio accesso:...
What it really costs
See what needs doing and what each job costs
At €709/m², the €95,000 asking price is already 56% above the Lazio baseline of €454/m², before allowing for an estimated €700/m² renovation due to the missing condition data. The historic-center location, terrace, and garage add value, but zero rooms/beds/baths and no condition details make this a weakly documented deal.
More on the house and the area
A photogenic three-level town house in Tolfa’s historic center, with colorful shutters, balconies, cobbled streets, terrazzo floors, and a genuine old-fashioned Italian character. The house is furnished and clearly livable rather than a shell, with a working kitchen, bedrooms, bathroom areas, and garage, but the interiors are dated and show some possible damp that should be investigated.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€26,000 – €47,000
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.
- Interiors are fully usable but very dated and would benefit from substantial cosmetic modernization.
- Visible damp/staining appears in parts of the stair hall and upper-level walls or ceiling; this needs inspection.
- The historic-center setting means narrow streets and potentially limited everyday vehicle access, despite the private garage.
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 68/100The Tolfa Mountains are the local landscape, with low volcanic and metalliferous hills, wooded slopes and pasture around the town. This is the area of the Monti della Tolfa, known in Lazio for cattle raising, butteri horsemanship and former alum mining. The Tyrrhenian coast is about 13 km away, with the port and services of Civitavecchia the nearest large town in daily use. Santa Severa and its castle are on the coast beyond the hills, but outside the immediate inland setting. Tolfa has a preserved historic centre and is known for leatherwork and the annual traditional festival linked to the butteri.