Rustico/casale in Via Mediana di Valle Moretta 54 a
Rocca priora piani di Cajano Interessante casa unifamiliare al rustico da ristrutturare/demolire/e/o ampliare. L'immobile è mutuabile, la concessione in sanatoria è stata rilasciata e ritirata dal Comune di Rocca Priora. L'abitazione/il rustico è inserita/o in un bel terreno con alberature di varia tipologia. Il terreno è pari a metri quadrati circa 2.500 metri quadrati ed è inserito in un...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The property is a shell ('rustico') needing full restoration; I estimate €1,100/m² -> renovation ≈ €51,700, so effective price ≈ €130,700 (€2,782/m²) vs the regional baseline of €625/m². The sanatoria has been issued and the plot is ~2,500 m², but the very high effective €/m² makes this overpriced for the market.
More on the house and the area
Large, private 2,500 m² garden with mature trees and pergola gives nice country charm; the single‑storey concrete house is a basic, unfinished 'rustico' and would require substantial work or rebuilding. Good plot and price for someone wanting to create a real home, but not move‑in ready.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€18,000 – €28,000
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.
- Property described as a 'rustico' — needs major renovation, partial demolition or full rebuild
- Not habitable as shown (boarded window, unfinished exterior); interior condition not documented
- Utilities/finishes and exact planning constraints unknown despite mentioned sanatoria
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 72/100The cluster lies in the Alban Hills, on volcanic relief above the Roman plain. The Parco Regionale dei Castelli Romani covers much of the surrounding area. Monte Cavo is nearby and is one of the main heights of the Alban Hills. The lakes of Albano and Nemi are within the Castelli Romani area but not right at Rocca Priora itself. The nearest substantial urban centre is Rome, and Frascati and the other Castelli Romani towns provide daily services and historic centres. The area is known for the Castelli Romani hill towns, chestnut woods and wine country.