Ofena
Tribunale: l'Aquila RGE: 75/2016 PVP: 4610524 Lotto A - Una stalla e n. 2 caseifici. VUOI ACQUISTARE QUESTO IMMOBILE ALL'ASTA? PRENOTA ORA LA TUA CONSULENZA GRATUITA! Rispondi subito a questo annuncio per ricevere il link e fissare la tua consulenza gratuita in autonomia, ottenendo tutte le informazioni, foto e…
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
See what needs doing and what each job costs
This is a tribunal auction lot (a stalla and two caseifici), 1,518 m2 for €45,900 (~€30/m2). These are agricultural/non‑residential buildings (auction listing states images are indicative), so they are unlikely to be legally convertible to a home and would need heavy conversion (~€700/m2).
More on the house and the area
The images show beautiful rolling hills, olive trees and strong countryside views — very appealing for a rural life dream. The lot is listed as habitable agricultural buildings (stable and dairies) at auction, so it could become a charming home but expect paperwork and possible conversion work indoors.
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€301,000 – €533,000
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.
- The listing states the photos are indicative and may not represent the actual property shown.
- This is an auction lot (stalla and two caseifici) — legal/administrative risks and bidding process apply.
- No interior or clear exterior photos of the buildings were provided, so internal condition and utilities are unknown.
- Agricultural outbuildings may need conversion and permits to use as a full-time home.
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 78/100The cluster sits in the Valle del Tirino beneath the Gran Sasso d'Italia massif, with the southern side of the Campo Imperatore high plateau within this radius. The Tirino river runs through the valley and the area is associated with springs and clear river stretches around Capestrano and Bussi sul Tirino. The territory lies inside the Gran Sasso e Monti della Laga National Park. The nearest ski lifts are on Campo Imperatore, reached by mountain road in roughly 45-60 minutes depending on the access point and season. The nearest town of some size is L'Aquila, which has full services and a substantial historic centre; closer small centres include Capestrano, known for the Warrior of Capestrano find, and Castel del Monte, one of I Borghi più belli d'Italia. The wider area is known for pastoral upland landscapes, saffron around Navelli, and fortified hill villages between the Tirino valley and the Gran Sasso foothills.