Casa indipendente in Via Col di Lana
Casa Indipendente situata nel cuore di Rocca di Botte, un'occasione perfetta per chi desidera una proprietà con grande potenziale di valorizzazione. La dimora si sviluppa su due livelli e offre spazi ben distribuiti ideali per una famiglia o come progetto di ristrutturazione personalizzato. Al piano terra salone con…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Heating
See what needs doing and what each job costs
Listing price is €433/m² (€39k/90m²) vs regional median €429/m²; with light renovation assumed at €200/m² (photos 45 and a working fireplace) effective cost ≈ €633/m², above baseline so not a bargain. The listing omits condition, year and energy class which adds uncertainty.
More on the house and the area
Charming stone-fronted village house with authentic features (original fireplace and exposed beams) and attractive valley/mountain views. The building is a solid, lived-in two-level home so it’s realistically usable now, but it needs cosmetic updating and some remedial work to address damp and the dated kitchen.
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€6,000 – €10,000
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.
- Internals are very dated — kitchen and likely bathroom need renovating
- Signs of damp/staining around fireplace/ceiling that should be checked
- House fronts a narrow, sloping village road with limited parking and no obvious private garden
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 74/100The Simbruini Mountains are the immediate setting. The cluster is inside the Monti Simbruini Regional Park, a protected Apennine area of beech woods, karst plateaus and mountain pasture. The Aniene valley is nearby, and the upper valley landscape is part of daily life in this area. The nearest ski lifts are at Campaegli and Monte Livata above Subiaco, roughly 35–50 minutes by road depending on the exact starting point and conditions; they are small local lifts rather than a major ski domain. Subiaco is the nearest substantial town in daily use, with shops, services and the Benedictine monasteries of Santa Scolastica and San Benedetto. The area is known for mountain walking, forests and summer escape from the Rome plain.