Casa indipendente in Vicolo P. Tuozzi
GRUPPO IMMOBILIARE di Fabio Sparagna propone in vendita, a Sorbello, frazione di Sessa Aurunca, precisamente in Via Tasso, un terratetto di circa 145 mq disposto su tre livelli, da ristrutturare e accompagnato da un progetto di ristrutturazione già realizzato, utile per valutare le potenzialità dell’immobile e…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
The €32,000 asking price is attractive, but a €700/m² renovation estimate puts the effective cost near €921/m², far above the local €362/m² benchmark. The listing offers a renovation project and 27 photos, but the facts conflict on bedroom capacity and do not specify the building’s age or exact condition; the sea is about 10 km away.
More on the house and the area
This is a characterful old village townhouse with wrought-iron balconies, shuttered windows, arched interiors, a fireplace, and a striking mountain backdrop. However, it is clearly a renovation project rather than a move-in home, with worn finishes, moisture damage, and bare, dated rooms throughout.
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€29,000 – €51,000
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.
- Substantial renovation is needed, including peeling plaster, damp-looking walls, and outdated finishes.
- No kitchen is visible, and the condition or usability of the bathrooms and utilities is not demonstrated.
- The narrow village street and multi-level layout may limit access and practicality during renovation.
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 68/100Monte Massico rises immediately inland. The Garigliano river plain is nearby, and the Tyrrhenian coast at Baia Domizia is within the local area. The Roccamonfina volcanic massif and the Parco Regionale di Roccamonfina e Foce Garigliano are nearby. Sessa Aurunca itself is the main town of size in the area, with a substantial historic centre and Roman remains. The area is known for Falerno del Massico wine and for a mix of volcanic hills, plain and coast.