Casa indipendente in Via Ornischi 5
Casa Indipendente nel Cuore della Sabina - Affaccio sull'Abbazia di Farfa Scopri questo straordinario casale indipendente situato nel cuore della Sabina, con una posizione privilegiata di fronte all'Abbazia di Farfa. Un'opportunità rara per chi cerca una dimora caratteristica con ampi spazi e una connessione autentica…
What it really costs
See what needs doing and what each job costs
Asking €299,000 for 332 m² (€901/m²); I estimate renovation at €200/m² (≈€66,400) giving an effective price of ≈€365,400 or ~€1,100/m² versus the regional baseline of €677/m². The property claims to be in good condition and has 41 photos, but the effective €/m² is substantially above typical local listings, so this looks overpriced.
More on the house and the area
A well-built, lived-in country house with attractive wooden beam ceilings, terracotta floors and wide covered terraces overlooking olive groves and rolling Sabine hills. The property is clearly a usable home now (good finishes and intact roof) and would make a lovely primary or holiday residence, though the land and some interior layout updates will need attention and the price is not a low-cost bargain.
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€22,000 – €37,000
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.
- Asking price (EUR 299k) is high compared with typical 'bargain' listings
- Large home (many rooms/beds) but only 2 bathrooms — may need internal reconfiguration
- Outdoor areas and olive grove need regular maintenance
- Energy rating/utility details not shown — verify systems and access
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 68/100The cluster lies in the Sabina hills, with olive-covered ridges and small valleys around the Farfa basin. The Farfa river runs through this area, and the Abbazia di Farfa is nearby and is one of the main historic landmarks of inland Sabina. This part of Sabina is known for olive oil production, including the Sabina DOP area. The nearest larger town is Rieti, which provides the main range of services and a historic centre.