Località San Ruosi, Sessa Aurunca
Tribunale: Santa Maria Capua Vetere RGE: 119/2025 PVP: 4650271 Fabbricato unifamiliare su di un unico livello con cortile Piena ed intera proprietà di fabbricato unifamiliare ubicato in Sessa Aurunca (CE) alla Via S. Ruosi snc, località Pioppitelle.Il fabbricato, dotato di cortile circostante lastricato, è…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This is a judicial auction, which makes it unsuitable for the catalog despite the €51,300 asking price and apparent €218/m². The advertised 235 m² is only an estimate, the photos are not of the property, and an abusive rear room is mentioned; including moderate works, the effective cost is about €418/m² versus a local reference of €412/m².
More on the house and the area
The advertised home appears clean, modern and fully finished, with a practical single-level layout and a paved courtyard. However, the attractive interiors are explicitly not real photos of this property, while the confirmed description offers only modest character and no proven view or standout setting.
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€16,000 – €26,000
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.
- The listing states that all images are indicative and do not show the actual property.
- The published 235 sqm area is an estimate and may be inaccurate; the legal auction documentation must be checked.
- There is an unauthorized rear room used as a tavern/deposit, creating potential planning and legalization issues.
- Energy class G and limited confirmed bathroom details require verification.
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 is the main relief in this area, with the Aurunci Mountains farther inland. The Tyrrhenian coast is within the local area, with the long sandy shore of Baia Domizia on the Gulf of Gaeta. The Garigliano River reaches the sea just to the north. The Regional Park of Roccamonfina-Foce Garigliano covers part of the wider local landscape around the lower Garigliano plain and volcanic hills inland. Sessa Aurunca is the nearest town of size, with a substantial historic centre and Roman remains including the theatre. The area is known for the Falerno del Massico wine zone and for coastal holiday settlements at Baia Domizia.