Casa indipendente in Contrada Brecciarola 14
Vendesi a Orsogna, CASA INDIPENDENTE DISPOSTA SU 3 PIANI di 400 mq. catastali (superficie coperta 383 mq catastali) così composta: - PIANO TERRA, porticato coperto esterno, ingresso, corridoio, tinello con camino, cucina abitabile, sala con camino e termocamino a pellett, bagno con doccia; lavanderia posta nel…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €195,000 for 400 m² (€488/m²); estimated renovation €200/m² (~€80,000) brings the effective price to €275,000 or €688/m² — ~57% above the local median of €438/m². The large house looks largely habitable (45 photos, functioning rooms), but the high effective cost versus the regional baseline makes this overpriced.
More on the house and the area
A substantial, well‑kept three‑storey villa with a very photogenic pink exterior, wide paved forecourt, mature garden/olive trees and a large terrace with rolling hill views (sea ~15 km). Interiors are bright, clean and lived‑in (modern bathrooms, fitted kitchen, fireplaces) — clearly move‑in ready though a property of this size will have higher running costs.
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€26,000 – €44,000
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.
- Price (€195k) is above the typical €15–100k 'bargain' range
- No energy class / building year shown in listing
- Large 400 m² house implies higher heating and maintenance costs
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 62/100The cluster is in the low hills between the Sangro valley and the Adriatic coast. The Costa dei Trabocchi on the Adriatic is within about 15 km, with the Ortona side to the north and the Fossacesia-San Vito Chietino stretch to the south. The Sangro River reaches the sea nearby at the edge of the same coastal plain. The nearest town of size is Lanciano, which has a substantial historic centre and everyday services. The area is known for vineyards and olive groves, with Montepulciano d'Abruzzo and olive oil central to the surrounding countryside.