Abitazione d’epoca nel centro storico
In Via Cerasole, nel cuore di San Donato Val di Comino, proponiamo in vendita una proprietà cielo-terra di circa 350 mq complessivi, distribuita su tre livelli. L’immobile è attualmente suddiviso in due unità abitative e si sviluppa attorno a un vano scala centrale che disimpegna comodamente ogni piano. La presenza di…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
Assuming a modest renovation of €200/m² (≈€70k) yields an effective price of €170k or ≈€486/m² versus the regional median €600/m², so this central, panoramic townhouse near the national park looks like a good-value project; the listing omits condition and room counts and has only 3 photos, so some details are missing.
More on the house and the area
Attractive historic townhouse with a handsome stone base, arched doorway and balconies, plus promised rooftop/valley views — classic borgo charm. The building is intact, roofed and already laid out as two units around a central stair (cellars, day rooms and bedrooms), so it’s a realistic renovation-to-live-in project and a very strong value at €100k.
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€23,000 – €39,000
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.
- No interior photos — actual condition of floors/rooms and services is unknown
- Likely needs updating/renovation (cosmetic and systems) despite being roofed and intact
- Typical narrow borgo access and limited parking nearby
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 Mainarde and central Apennine mountains are immediately around San Donato Val di Comino. The upper Comino valley lies here, with mountain slopes, beech woods and limestone ridges within a few kilometres of the village. Abruzzo, Lazio e Molise National Park reaches this area, and Forca d'Acero is the nearby pass linking the valley to the Sangro side. Pescasseroli, with the park visitor services and local facilities, is the main mountain centre nearby. The area is known for its position on the edge of the national park and for traditional mountain villages of the Comino valley.