Via Forcella, Barete
Tribunale: l'Aquila RGE: 48/2020 PVP: 4624036 Quota pari a 1 /1 del diritto di proprietà su complesso immobiliare ad uso agricolo-produttivo, sito in Barete (AQ), fraz. Teora, via Forcella snc, composto da stalla-fienile e deposito attrezzi, piano T-1, cat D/10; confina con part. 722, part. 1486, part. 1340, part 267,…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
This is a court auction of an agricultural complex (stalla/fienile, cat D/10) advertised as an estate sale—legal/usage constraints likely prevent straightforward conversion to a residence. Price €24,569 + approx €200/m² renovation → ~€115k total (~€254/m²), below the Abruzzo baseline €338/m², but the auction/agricultural status makes this a legal/usage trap.
More on the house and the area
Beautiful rural setting — rolling vineyards, olive groves and dramatic mountain/ hill views give this a very attractive Abruzzo countryside feel. However the listing appears to be an agricultural complex (stables/deposits) and there are no interior or building photos; paperwork notes 'habitable' but residential amenities and conversion needs are unclear.
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€30,000 – €50,000
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.
- No photos of the actual farmhouse or interiors (images are indicative).
- Property is classified as agricultural (stalla/fienile, cat. D/10) — change of use or adaptations may be needed to live comfortably.
- No visible evidence of bathrooms/kitchen or utilities in the photos.
- Access, boundaries and condition of buildings are not shown and should be verified.
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 55/100The cluster is in the built-up area of L’Aquila, so the lived setting is an inland city basin rather than open countryside. The Gran Sasso massif rises immediately to the northeast, with Campo Imperatore and the upper Aterno valley within the surrounding mountain ring. The area sits inside the Gran Sasso e Monti della Laga National Park on the city’s eastern and northern side. The nearest ski lifts are at Campo Felice and Campo Imperatore, both roughly 30–40 minutes by road depending on the starting point in the city. L’Aquila is the main town of inland Abruzzo, with a substantial historic centre, university, services and regional administrative functions. The area is known for its mountain setting, the Gran Sasso, and the Romanesque basilica of Collemaggio and the Fontana delle 99 Cannelle in the city.