Casa indipendente 7 locali, 217 m² in Via G. Terenzio 11, Se
Casa indipendente 7 locali, 217 m² in Via G. Terenzio 11, Se. cancello elettrico, caminetto, cucina, balcone, terrazzo, parzialmente arredato, cantina, esposizione doppia.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €341/m², the asking price is about 36% below the €536/m² local benchmark, but allowing roughly €200/m² for unspecified works brings the effective cost to about €541/m². The house has useful features including a cellar, fireplace, balcony and terrace, though the listing does not state its condition or bathrooms; Settefrati is also inland, 48 km from the sea.
More on the house and the area
A substantial three-level home with 217 m², multiple living areas, balconies, a terrace, fireplaces, and a small garden, plus glimpses of the surrounding mountains. The house is clearly a real, occupied-style home rather than a shell, but its dated interiors, worn exterior, and lack of heating keep it well below dream-home territory.
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€14,000 – €24,000
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 very dated, cluttered, and furnished with older fixtures.
- The description states that there is no heating system.
- The aging exterior, enclosed veranda, and roof terrace may require maintenance or modernization; this is an auction property.
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 68/100The cluster sits in the central Apennines; the immediate landscape is mountainous with wooded slopes and ridges. The Monti della Meta (a sub-range of the central Apennines) are within the surrounding 15 km. Parts of the Parco Nazionale d'Abruzzo, Lazio e Molise protect mountain areas in the vicinity and are reachable by a short drive. The area is in the upper Liri/Valle di Comino watershed with small streams draining the slopes toward the Liri basin. There are no notable lakes inside the 15 km radius and no ski-lift complexes immediately nearby; the principal ski resorts of Abruzzo lie farther east. Nearby small towns serving the area include Atina and other Valle di Comino villages; larger service centres with rail and hospital facilities include Sora and Cassino at greater distance. Local land use is dominated by woodland, pasture and small-scale agriculture, with rural road connections rather than major highways.