Una casa da trasformare. un panorama difficile da replicare.
Ci sono immobili già pronti da abitare e altri che hanno bisogno di qualcuno capace di immaginare ciò che possono diventare. Ad **Alatri, in Via Fontana Scurano**, proponiamo in vendita una **casa indipendente da ristrutturare**, caratterizzata da ampie metrature, spazi esterni e soprattutto da un elemento davvero…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Estimated renovation ~€700/m² → renovation ≈ €171,500; total cost ≈ €269,500, i.e. ~€1,100/m² versus regional baseline €585/m². The huge 100 m² panoramic terrace and many photos are positives, but the heavy renovation burden pushes the effective price well above local comparables.
More on the house and the area
Big, solid villa in a raised spot with a huge ~100 m² panoramic terrace overlooking the countryside and the Acropoli of Alatri, plus an olive-grove garden. Structurally intact and partly lived-in (ground-floor flat), but substantial interior finishing and system updates are needed — great project potential for someone who wants a turn-key view and space to redesign.
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€49,000 – €86,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Large parts of the main living area are unfinished and need renovation/finishing
- Terrace and external surfaces will likely need waterproofing and maintenance
- Older systems (electrics/heating) and finishes appear dated and may require updating
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 67/100The area sits in the Ciociaria hills below the Ernici Mountains. The Cosa river valley is nearby. Alatri itself has a substantial historic centre with Cyclopean polygonal walls and the acropolis. Within this radius there are other old hill towns including Veroli and Ferentino. Frosinone is the nearest larger town, with the main rail, road, shopping and administrative services for the area. The area is known for olive groves, hillside farming and the historic towns of inland southern Lazio.