Rustico in Atina
Atina (FR), Via Il Colle n.29, proponiamo in vendita porzione di fabbricato residenziale e porzione di fabbricato in corso di costruzione tra il piano terra e primo della superficie catastale totale di mq. 90; Il fabbricato è ubicato in zona collinare detta il 'Colle', a metà strada tra il centro di Atina superiore ed…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking price €14,000 plus an estimated €700/m² renovation (~€63,000) gives an effective cost of ~€77,000 or ~€856/m², which is above the Lazio median of €600/m². Nice panoramic location and 9 photos, but the low sale price is offset by substantial renovation needs.
More on the house and the area
Charming stone-borgo setting with cobbled lane and a likely valley/mountain outlook gives good atmosphere, but the building is essentially an unfinished shell with concrete stairs and brick infill. This is a true renovation project — a bargain for someone wanting to rebuild into a small hillside home, but not move-in ready.
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€18,000 – €32,000
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.
- Interior is a raw concrete shell and needs full renovation (no finishes, likely no bathroom/kitchen).
- Large unfinished concrete/brick addition looks incongruent and will need work to make habitable.
- Very limited outdoor space and narrow access in the borgo.
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 71/100The area sits in the Comino Valley under the Lazio side of the central Apennines, with the Mainarde and Abruzzo mountain groups close by. The Melfa river runs through this part of the valley. The Parco Nazionale d'Abruzzo, Lazio e Molise begins nearby around Opi, Pescasseroli and the Forca d'Acero side of the mountains, with protected forest and high ridges within about 15 km to the east. The nearest ski area is Campocatino above Guarcino, roughly an hour’s drive away, so it is not part of the immediate landscape. Sora is the nearest larger town, with rail links, shops and services; Cassino is the other main service centre for this side of the province. This part of the old Terra di Lavoro is known for olive groves, hill villages and the mountain access routes toward Forca d'Acero and the national park.