Casa indipendente 4 locali, 117 m² in Via S. Ruosi snc, Sess
Casa indipendente 4 locali, 117 m² in Via S. Ruosi snc, Sess. Habitable, autonomo heating, cancello elettrico, esposizione esterna, cucina, balcone, terrazzo, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €51,290 (€438/m²), this habitable 117 m² villa is already priced above the local €368/m² benchmark; allowing about €23,400 for typical habitable-home updates brings the effective cost to roughly €638/m². Its 3 km proximity to the sea, heating, terrace, balcony and cellar add appeal, but do not fully offset the premium.
More on the house and the area
A genuine, usable single-level home with two bedrooms, a bright living/kitchen area, and an unusually generous paved courtyard with citrus trees, pergola, outdoor oven, and covered entertaining space. It is attractive and move-in capable rather than a renovation shell, though the style is ordinary and dated, with no proven sea or landscape view.
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€8,000 – €13,000
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.
- Auction purchase: verify title, occupancy, debts, and any planning irregularities.
- The home looks habitable but interiors and finishes are dated and would benefit from cosmetic updating.
- The listing facts report zero bathrooms despite a bathroom photo; confirm the official layout and utilities.
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.