ROCCA DI PAPA Bilivelli con giardino
LO STUDIO ASTE IMMOBILI ROMA SEGUE TUTTE LE ASTE NELLA PROVINCIA DI ROMA QUESTO ANNUNCIO SI RIFERISCE A: ROCCA DI PAPA in Via Monte Pennolo Casa su 2 piani composta da 8 vani catastali, oltre pertinenze esterne, cantina e corte di 1300mq. OFFERTA MINIMA € 73.125 ASTE IMMOBILI ROMA garantisce una consulenza seria,…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (offer minima €73,125) which carries legal/occupancy risk. With an estimated €700/m² renovation (180 m²) the effective price is about €1,106/m² (€199,125 total), well above the regional baseline of €600/m², so this is not a bargain despite the auction format.
More on the house and the area
A substantial two-storey townhouse with a sound-looking tiled roof, balconies, multiple chimneys, and a pleasant leafy suburban setting. It appears to be a real, maintained home rather than a ruin, but the exterior is plain and dated, with no dramatic view or distinctive historic character; the lack of interior photos limits confidence about livability.
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€36,000 – €63,000
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.
- Only exterior/street-view imagery is provided, with no proof of interior finish or layout.
- The property is being sold through an auction, so legal, occupancy, and purchase-process risks need checking.
- The house appears usable but visually ordinary and somewhat dated rather than beautifully finished.
- The advertised 1,300 sqm court/land is not clearly verifiable from the photos.
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 in the Alban Hills, on the volcanic relief of the Castelli Romani. Lake Albano and Lake Nemi are within this area. Much of the surrounding landscape falls inside the Parco Regionale dei Castelli Romani. Rocca di Papa sits above the wooded slopes below Monte Cavo, one of the highest points of the Alban Hills. Frascati is the nearest larger town, with a substantial historic centre and rail links toward Rome. Castel Gandolfo on Lake Albano is nearby and is known for the Papal Palace complex. The area is known for chestnut woods, vineyards and the wine and food culture of the Castelli Romani.