Casa indipendente in Via delle Grotticelle 11
Nel cuore del centro storico di Nemi, proponiamo in vendita un villino indipendente di 140 mq, disposto su due livelli, con piccolo terrazzo d’ingresso, due balconi e una suggestiva vista sul lago. La casa, parzialmente ristrutturata, conserva un carattere caldo e accogliente: pavimenti dai toni caldi, dettagli classici e una scala interna con ringhiera in legno si affiancano a...
What it really costs
See what needs doing and what each job costs
Asking €285,000 (2,036 €/m2); with a modest finishing estimate of €200/m2 the effective price ≈ €313,000 → ≈2,236 €/m2, about 3.3× the local median of €677/m2. Good photos and a lake/centro storico location help, but the listing is priced well above regional norms.
More on the house and the area
A beautifully finished, move‑in‑ready village house with classic interiors and a truly spectacular view over Lake Nemi — the kind of place you’d dream of living in. It sits in a historic, perched town with small terraces and the usual narrow‑street/parking limits, so check access and exactly what renovation work remains.
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€9,000 – €16,000
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.
- Small outdoor space — only small terrace/balconies, no large garden shown
- Located in the centro storico — likely narrow streets, many stairs and limited parking/access
- Ad listed as 'partially renovated' so confirm what works (systems/insulation) were completed
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 67/100The cluster is in the Alban Hills, on volcanic slopes above the Agro Romano. Lake Albano and Lake Nemi are within this area. Much of the surrounding landscape falls inside the Parco Regionale dei Castelli Romani. Velletri is the main town nearby, with a substantial historic centre and everyday services; within the wider Castelli Romani area there are wine towns and summer hill settlements linked to Rome. The area is known for volcanic terrain, vineyards and wine production.