Villa 4 locali, 146 m² in Via Colle Ippolito snc, Gallinaro
Villa in asta a Gallinaro (FR) – Via Colle Ippolito snc (CAP 03040) L'immobile in asta è una villetta situata a Gallinaro (FR), in Via Colle Ippolito snc, a circa 1,2 km dal centro abitato. L'edificio si trova in una contrada collinare denominata "Colle Ippolito", in una zona prevalentemente agricola (E2 del P.R.G.)…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
The property is being sold at a judicial auction (not a normal sale) and the listing contradicts the 'Renovated' tag—description states it is abandoned with works suspended. Estimating €700/m² for completion gives an effective cost ≈€870/m² versus the regional median €583/m², so legal and condition risks make this unsuitable as a straightforward buy.
More on the house and the area
Turn‑of‑the‑century hillside villa with intact load‑bearing structure, a recently consolidated roof and a fenced private courtyard/garden — attractive historic character. Interior works are unfinished and heating is not installed, but the property is solid and the price makes it a realistic bargain for someone willing to complete the renovation.
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€29,000 – €51,000
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.
- Listing images provided are only text/map screenshots — no actual photos of the house or views.
- Property is described as in a state of abandonment with internal renovation works partially suspended.
- Heating is absent (system predisposed but no generator or terminals installed).
- Rural/hilly location ~1.2 km from town; on-site parking limited to converting the private courtyard.
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 71/100The area sits in the Comino Valley under the Lazio side of the central Apennines, with the Mainarde and Abruzzo mountain groups close by. The Melfa river runs through this part of the valley. The Parco Nazionale d'Abruzzo, Lazio e Molise begins nearby around Opi, Pescasseroli and the Forca d'Acero side of the mountains, with protected forest and high ridges within about 15 km to the east. The nearest ski area is Campocatino above Guarcino, roughly an hour’s drive away, so it is not part of the immediate landscape. Sora is the nearest larger town, with rail links, shops and services; Cassino is the other main service centre for this side of the province. This part of the old Terra di Lavoro is known for olive groves, hill villages and the mountain access routes toward Forca d'Acero and the national park.