Edificio in Via Porta San Leonardo
TERRATETTO CON 2 APPARTAMENTI + MAGAZZINO CANTINA nel centro storico di Acquapendente vicino negozi e uffici - in vendita _Intera palazzina terratetto su 3 piani - struttura indipendente - Con un appartamento al piano primo e un altro appartamento al piano secondo Per un totale di 6 vani e 2 bagni + vano scala comune + ampio locale magazzino cantina...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
Entire 200 m² palazzo in Acquapendente listed at €50,000 but the ad gives no condition; estimating heavy works (~€700/m²) yields an effective price of €190,000 (≈€950/m²). That is well above the regional baseline of €430/m², so this looks overpriced unless the listing underreports condition or scope of works.
More on the house and the area
A solid three‑storey terraced palazzo in the centro storico with attractive original timber beams and intact rooms. Usable as two apartments plus large cellar/magazzino but largely dated inside — ideal as a liveable buy‑and‑refresh bargain in a lovely historic town.
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€40,000 – €70,000
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.
- Interiors are dated and need modernisation (kitchens/bathrooms/finishes).
- No private garden or terrace; property faces a narrow historic street so natural light may be limited.
- Structural/roof condition and heating/utilities not documented — survey recommended.
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 76/100The cluster is in the volcanic uplands on the Lazio-Tuscany-Umbria border, with Monte Rufeno Nature Reserve immediately east of Acquapendente. Lake Bolsena lies within about 15 km to the south, with the volcanic basin and its lakeshore towns forming the main water feature of the area. The Paglia valley and the first hills of southern Tuscany are close by, and Mount Amiata is visible in the wider horizon but outside the immediate radius. Acquapendente itself is a small service town with a historic centre on the Via Francigena and the Romanesque basilica of the Santo Sepolcro. Within the same radius are hill towns including San Lorenzo Nuovo above the lake and Torre Alfina, known for its castle and the Bosco del Sasseto beside it. The area is known for volcanic landscapes, tuff villages, chestnut woods and the Francigena route.