Immobile Montefiascone
Diritto proprietà abitaz. con giardino, catastal. in corso di costruz., composta piano semint., terra e primo. abusi edilizi di superfice, volume, modifiche interne ed esterne e di destinaz. urbanistica, perm. costruire agricolo ma realizzata una villa resid. piani terra e primo. zona agricola di second. import.…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
This is a judicial auction with major urban/cadastral irregularities and an explicit regularisation cost of about €180,000 (≈€492/m2). The asking price is only €21,450 for 366 m2 (€59/m2) but the listing says change of land-use is not allowed and the property may not be legal as a dwelling, so the legal risk makes this a trap.
More on the house and the area
The upper floors are attractively finished — vaulted wood-beamed ceilings, quality parquet, a modern kitchen, cosy living area and a covered terrace opening onto a private lawn. However the building has significant urban/catastale irregularities and an unfinished basement, so while visually a move-in home upstairs, it carries substantial legal/regularisation work and risks before fully usable.
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.
Our read of the photos, €492/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€42,000 – €71,000
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.
- Serious urban/planning irregularities noted (abusi edilizi) — listing mentions ~€180,000 needed for regularisation (important legal/cost risk).
- No agibilità and change of use not allowed; property requires creation of servitù di passaggio (access easement).
- Lower level/seminterrato is unfinished and used as storage; only upper floors appear fully fitted.
- Sale by judicial auction — purchase follows execution procedure (check legal counsel).
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 77/100Lake Bolsena lies immediately below Montefiascone, with long volcanic slopes around the lake and the Monti Volsini forming the local relief. The area is part of the Tuscia volcanic district. Viterbo is the nearest larger town, with a substantial historic centre and services. Montefiascone is known for its old hill town above the lake and for wine production, especially Est! Est!! Est!!! di Montefiascone.