Villa bifamiliare in Orvinio
Orvinio (RI), annoverato come uno dei Borghi più belli d’Italia, adagiato sulle pendici dei Monti Lucretili a 840 metri di altitudine, è il centro abitato più alto dell’omonimo Parco Naturale Regionale. La sua storia ha radici antichissime e il paese conserva ancora oggi l’impianto medievale con la sua cinta muraria,…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Asking €69,000 (~€595/m²) but estimated renovation (€200/m²) raises the effective cost to about €795/m² versus the regional median of €585/m², so it is pricier than typical. Positive points: 28 photos, private garden, cellars and garage, and a scenic location 3 km from the historic Orvinio.
More on the house and the area
A solid, habitable two‑storey house tucked in an atmospheric wooded setting near the medieval borgo of Orvinio, with private garden, garage, large cellars and wood oven — very private and characterful. Interiors are lived‑in but serviceable (big open living room with fireplace); good value for someone wanting a ready home that can be modernised.
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€8,000 – €13,000
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.
- Remote, mountain location — about 3 km from the village; expect narrow/steep access and limited services nearby
- Interior is dated and needs cosmetic updating (kitchen, finishes) though fully habitable
- Only one bathroom; check heating/fuel systems and energy efficiency details
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 70/100The cluster sits on the Sabine hills (Monti Sabini), part of the central Apennine foothills. Lake Turano reservoir and the Turano valley lie within roughly 10 km to the northeast. The immediate landscape is hilly and wooded with small-scale agriculture and olive groves typical of Sabina. There is no national park within 15 km and large protected areas are not dominant in the immediate surroundings. Nearest ski lifts are on Monte Terminillo, about 35–45 km drive. The nearest larger service centre is the provincial capital Rieti (roughly 30 km), with hospital and rail connections; smaller towns and villages within 15 km supply basic services. The area is part of historic Sabina and is associated with Sabina DOP extra virgin olive oil production.