Rustico/casale in Vicolo I Annunziatella 14
"Palazzetto La Cascata" Nel cuore di Isola del Liri, in provincia di Frosinone, a soli 300 metri dalla celebre Cascata Grande, proponiamo in vendita Palazzetto La Cascata, una caratteristica proprietà cielo-terra che racchiude il fascino della tradizione e il potenziale di un progetto da realizzare. Isola del Liri,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €52,000 (€433/m²), the 120 m² palazzetto is entirely to renovate; estimated works of about €132,000 bring the effective cost to roughly €1,533/m² versus €571/m² for comparable Lazio homes. Its historic-center location 300 m from the waterfall is attractive, but the listing does not state its legal habitability status or renovation scope in sufficient detail.
More on the house and the area
This three-level stone palazzetto has genuine historic character, an attractive carved entrance, balcony, and an unusually dramatic setting just 300 meters from Isola del Liri’s famous waterfall. However, the interiors are basic and unfinished-looking, and the listing states that the entire 120 sqm property requires renovation, so it is a compelling project rather than a move-in-ready dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€48,000 – €70,000
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 property is explicitly described as entirely needing renovation.
- No finished kitchen or fully equipped bathroom is shown in the gallery.
- The narrow historic-center access and multi-level layout may complicate renovation and everyday use.
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 67/100The cluster lies in the Liri valley with the central Apennines close by, and the Monti Simbruini and Monti Ernici are the mountain frame of this part of southern Lazio. The river Liri runs through Sora. The Abruzzo, Lazio e Molise National Park begins a short distance to the east, around Pescasseroli and the upper Sangro area, but it is outside the immediate 15 km landscape. The nearest ski area is Campo Staffi above Filettino, roughly an hour’s drive depending on road conditions. Sora is the nearest town of size and has a full service centre, rail station, and a compact historic core; nearby Isola del Liri is known for the waterfall formed by the Liri in the town centre. This area is known for the valley corridor between Lazio and Abruzzo and for olive groves and mixed hill farming on the lower slopes.