Grazioso appartamento nel cuore di Gallinaro
Nel suggestivo centro storico di Gallinaro, proponiamo in vendita un grazioso appartamento di circa 50 mq, caratterizzato dal fascino autentico dei borghi storici e da una particolare distribuzione degli ambienti su due livelli. L’ingresso conduce ad un accogliente soggiorno, dotato di divano letto, ideale per momenti…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
I estimate modest renovation at ~€200/m², so effective price = €40,000 + €10,200 = ~€50,200 → about €985/m². That is ~64% above the regional baseline of €600/m²; the listing does not state the property condition or energy class, so value is weak for the ask.
More on the house and the area
A very charming, move-in-ready little townhouse in the heart of a stone borgo: attractive arched doorway, cosy kitchen with a fireplace and pleasant valley views from the windows. Interiors are tidy and functional though compact, so it’s ideal as a permanent small home or a romantic pied-à-terre rather than for a large family.
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€3,000 – €6,000
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.
- Small (≈51 m²) with tight spiral staircase — limited living/storage space
- Single bathroom and no private garden or sizable terrace
- Access on a narrow borgo alley — limited parking and possible street noise
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 71/100The area sits in the Comino Valley under the Lazio side of the central Apennines, with the Mainarde and Abruzzo mountain groups close by. The Melfa river runs through this part of the valley. The Parco Nazionale d'Abruzzo, Lazio e Molise begins nearby around Opi, Pescasseroli and the Forca d'Acero side of the mountains, with protected forest and high ridges within about 15 km to the east. The nearest ski area is Campocatino above Guarcino, roughly an hour’s drive away, so it is not part of the immediate landscape. Sora is the nearest larger town, with rail links, shops and services; Cassino is the other main service centre for this side of the province. This part of the old Terra di Lavoro is known for olive groves, hill villages and the mountain access routes toward Forca d'Acero and the national park.