Rustico/casale in Via della Concordia 1
"Casa Judith" Nel cuore di Roccasecca, affascinante borgo della Ciociaria ricco di storia, tradizioni e scorci caratteristici, proponiamo in vendita un appartamento situato in Vicolo Concordia, in una posizione centrale e suggestiva, ideale per chi desidera investire in una proprietà dalle molteplici…
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
The €35,000 asking price (€438/m²) is below the local €575/m² reference, but the description says the interiors need personalization and gives no clear overall condition; allowing about €600/m² for renovation brings the effective cost to roughly €1,038/m². The listing also labels the property as a farmhouse while describing it as an apartment, so its exact classification and scope of work should be verified.
More on the house and the area
A genuinely atmospheric Roccasecca village home, with handsome rough-stone façades, old balconies, cobbled lanes and glimpses toward the surrounding mountains. The 80 sqm property is a real, roofed and furnished house with a functioning kitchen and recently renovated bathroom, but several rooms need meaningful cosmetic refurbishment rather than being move-in polished. At €35,000, its historic setting and livable layout create strong bargain appeal.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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 usable but visibly dated, with extensive peeling paint and damp-looking wall finishes.
- Access is through narrow cobbled lanes and stairways, with no apparent private outdoor space or parking.
- Only one bathroom is shown; energy class G suggests potentially high running 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 58/100The cluster lies in the Liri valley under the Monti Aurunci and near the western end of the Ciociaria hill country. The Melfa and Liri river system shapes the immediate area, with a mix of valley floor and limestone slopes. Montecassino and Cassino are the nearest larger urban centre, with full services, rail connections and the A1 motorway. The Monti Aurunci Regional Park is to the west but largely beyond the immediate 15 km landscape from Roccasecca. Roccasecca is known as the birthplace of Thomas Aquinas, and the ruined castle site above the town is the main local historic landmark.