Casa indipendente 106 m² in Via Forno Vecchio 1, Falvaterra
Casa indipendente in asta a Falvaterra (FR) – Via Forno Vecchio 1 L'immobile in asta è una casa indipendente situata nel centro storico del comune di Falvaterra (FR), in Via Forno Vecchio 1. L'edificio, la cui edificazione risale agli inizi del secolo, forse prima del 1942, è inserito in un contesto urbano consolidato…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (procedural sale) — auction properties carry legal and procedural risk. Price €28,260 plus estimated €200/m² works → effective ≈€49,460 total (≈€466/m²) vs regional median ≈€583/m², but the auction status makes this a trap.
More on the house and the area
Lovely stone exterior, wood‑beam ceilings and a large terrace with a sweeping valley/mountain view make this a very photogenic, characterful home. The interior is lived‑in and essentially habitable, though the upper rooms have low sloping ceilings and there are a few damp/finish issues to address. At the advertised price this is a real bargain for someone wanting a turnkey charming home in a hill village.
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€7,000 – €12,000
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.
- Upper floor has variable low headroom (1.40–2.65 m) under roof slopes — limited ceiling height in parts.
- Small historic hill village with limited services and scarce parking; nearest station ~7 km.
- Some plaster damage/damp visible in photos and a few areas need cosmetic attention.
- House is on multiple levels with stairs (not suitable for limited mobility).
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 52/100The cluster lies in the middle Liri valley, with the Monti Ausoni and Monti Lepini to the west and the Monti Ernici and other inland Apennine groups visible farther into the province. The Liri river runs through Ceprano. The nearest larger town is Frosinone, which provides the main range of services, shops and rail connections for this part of the province. Within this stretch of southern Lazio the area is known mainly for cultivated valley floor, small historic centres on surrounding hills, and the main road corridor between Rome and Campania.