Villa 11 locali, 151 m² in Contrada Colle Mastroianni, Fonte
Villa in asta a Fontechiari (FR) – Contrada Colle Mastroianni (CAP 03100) L'immobile in asta è una villetta indipendente situata a Fontechiari (FR), in Contrada Colle Mastroianni. Si tratta di un fabbricato ad uso residenziale realizzato antecedentemente al 1967, con struttura portante in muratura e solai in…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
The property is a judicial auction (minimum offer €84,046) which carries legal and timing risks. Estimated renovation €200/m² yields an effective price ≈€114,240 total (~€756/m²), above the local baseline of €585/m², so it is not an obvious bargain despite good maintenance reported.
More on the house and the area
Spacious independent villa (circa 151 m²) with a private garden, two balconies and good interior finishes on the ground and first floors — a roomy, tranquil family home in Fontechiari. The property is essentially habitable but needs some practical work (no central heating, basic cellar level) and is offered at auction, so plan for due diligence and possible upgrades.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €17,000
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.
- Impianto di riscaldamento assente (va installato)
- Vendita giudiziaria: consultare perizia e documenti prima di offrire
- Box auto assente / niente garage
- Piano interrato con finiture semplici (cantine, grezzo)
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 is by Lago di Posta Fibreno and the Fibreno river springs. It sits on the edge of the Monti della Meta and Parco Nazionale d'Abruzzo, Lazio e Molise begins a short distance to the east around Forca d'Acero and the upper Comino valley. Sora is the nearest town of size, with rail links, services and a substantial historic centre on the Liri. The area is known for the clear spring-fed lake, wetland habitat and olive and hill-country landscapes of the Valle di Comino.