Villa in Via Pantani
Località Pantani. Tre livelli, una trentina di ulivi, e un progetto che si chiude secondo il vostro gusto. Ci sono case che si comprano finite e case che si finiscono a propria misura. Questa è la seconda. Siamo nella campagna di Montopoli di Sabina, in località Pantani, sul versante che scende verso Passo Corese. Arrivando, la casa si vede...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing price is €125k (€357/m²) vs regional median €585/m², but the house is sold to be finished; estimating €700/m² to complete gives an effective cost of about €1,057/m², well above the local median. The ad omits condition and year, so significant renovation and unknowns depress the score.
More on the house and the area
Attractive modern villa set in its own olive grove with broad valley and hill views; the exterior and roof look complete and very photogenic. Inside the house is a raw, unfinished shell (open window openings, exposed blockwork, no fixtures) so it’s a renovation-to-finish project rather than a move-in home.
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€69,000 – €123,000
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.
- Interior is unfinished raw brick — no windows, floors or fittings visible
- Bathrooms and utilities not fitted; significant finishing work and costs required
- Check permits/Completion status before purchase (sold as incomplete)
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 70/100The cluster sits in the Sabina (Sabine Hills), a belt of low-to-mid altitude limestone hills north of Rome. The Tiber river valley (Valle del Tevere) lies to the west and shapes the local lowland. There is no national park within about 15 km. The nearest ski lifts are on Monte Terminillo in the Reatini mountains, roughly 40–50 km by road. The immediate area is a patchwork of small medieval hill towns and agricultural villages; nearby settlements within 15 km include Magliano Sabina and Fara in Sabina, which provide local shops and municipal services. The territory is crossed by the historic Via Salaria and has a regional railway station (Poggio Mirteto Scalo) with regional train services toward Rome. The area is part of the Sabina olive-growing district and is associated with Sabina DOP extra-virgin olive oil production. Surrounding land use is mainly olive groves, arable fields and areas of woodland on the hills.