Terratetto unifamiliare in San Vincenzo Valle Roveto
A S.Vincenzo Valle Roveto , nella frazione di Roccavivi si vende un fabbricato indipendente su 2 livelli di complessivi mq. 120 ca. composto dal garage e un locale commerciale al piano terra ; al piano primo si trovano una cucina con soggiorno, 2 camere da letto, 2 bagni, 2 balconi e un cortiletto esclusivo. Da ristrutturare.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
Price €45,000 plus ~€700/m² renovation (120 m² → ~€84,000) yields an effective €129,000 or ~€1,075/m² versus the regional baseline €424/m², so this is significantly overpriced. The ad states 2 bedrooms but the structured data lists 0 beds and key fields (energy class, year) are missing.
More on the house and the area
Solid two‑storey village house with intact roof, balconies and a sunny courtyard and pleasant mountain views. Interiors are dated but largely complete (floors, tiles, bathroom present), so this is a livable, structurally sound property that needs cosmetic and systems updating rather than a full rebuild.
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€24,000 – €42,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property needs renovation / updating to kitchen, finishes and likely electrical/plumbing.
- Street‑front location with a small tiled courtyard gives limited privacy and possible traffic noise.
- No energy class listed — verify utilities and permits before purchase.
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 61/100The cluster sits in the upper Roveto Valley on the eastern side of the Monti Simbruini and the Ernici-Abruzzo Apennine border country. The Liri river valley runs through this area. The Parco Naturale Regionale dei Monti Simbruini lies nearby to the west, and the Abruzzo, Lazio e Molise National Park begins a short distance to the east around Balsorano and the higher valleys, but the village itself is in a settled mountain valley rather than inside a major protected core. The nearest ski lifts are the small Campo Staffi area above Filettino, roughly an hour by road, and they are not in the immediate 15 km landscape. The nearest larger town is Sora, which provides the main services, shops and rail connections for the valley. Balsorano nearby is known for its castle above the Liri valley. This is a lived-in Apennine valley with wooded slopes, river corridor and small hill settlements, but without a single nationally famous feature inside the immediate radius.