Rustico/casale in Via dei Caolini
In posizione strategica, a pochi passi da Guidonia e dal centro di Marcellina, proponiamo in vendita una casa indipendente con circa 11.000 mq di terreno collinare. La proprietà è facilmente raggiungibile attraverso una comoda strada asfaltata, che conduce al cortile antistante l'ingresso principale dell'abitazione,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Bathroom
See what needs doing and what each job costs
Asking €89k for 41 m² (we estimate €200/m² to bring to good condition) gives an effective ~€2,370/m² versus the local median ~€615/m²; the large ~11,000 m² plot helps value but does not justify a nearly 4x price premium. Photos present but the listing does not state condition explicitly.
More on the house and the area
Solid, roofed single-storey cottage set in a large 11,000 m² olive/field plot with pleasant hill and borgo views — the land and outlook are the main draw. The house is usable but very basic inside (one large room, concrete floors, patched ceiling and simple kitchen/fireplace) and will need updating to be a comfortable full-time home.
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€3,000 – €5,000
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.
- Single-room layout with very basic finishes — limited living space
- Interior needs cosmetic upgrading (concrete floor, patched ceiling, worn fixtures) and likely insulation/heating work
- Check utilities/permits and services — windows have bars and the building is utilitarian rather than finished
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 66/100The cluster is on the lower slopes of the Monti Lucretili, with the Sabine hills immediately around it. The Parco Naturale Regionale dei Monti Lucretili lies within this area. Tivoli is the nearest substantial town, with the Villa d’Este and Villa Adriana, both UNESCO sites, and Rome is the main city for services and transport.