Rustico/casale in Via Sant' Angelo
GAETA. vendesi terreno con rustico di 25 mq in localita' Sant Angelo, il terreno e fronte strada di circa 4000 mq con cisterna.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
See what needs doing and what each job costs
The 25 m² rustic building plus 4,000 m² of land would cost about €87,500 including a heavy renovation estimate, or roughly €3,500/m²—far above the local €570/m² benchmark. At €60,000, the listing does not say that the building is legally habitable or suitable as a dwelling.
More on the house and the area
The setting is attractive, with extensive olive groves, around 4,000 sqm of land, and a broad mountain view near Gaeta. However, the building is an uninhabitable agricultural ruin with a failing roof and no evidence of a functioning bathroom, kitchen, or residential services.
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€10,000 – €15,000
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 25 sqm rustic structure is severely deteriorated, with a damaged roof and no visible livable interior.
- This is land with an agricultural ruin rather than a usable home; substantial reconstruction and utility work would be required.
- Verify planning permission, building rights, cistern condition, and utility connections before considering it for residential 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 78/100The Aurunci Mountains rise around Itri, with Monte Ruazzo and the limestone ridge system within the local landscape. The area falls within the Parco Naturale dei Monti Aurunci. The Tyrrhenian coast is close at Gaeta and Sperlonga, with the Gulf of Gaeta shaping daily access to the sea. The nearest town of size is Formia, which has port connections, rail services and the main concentration of shops and services on this stretch of coast. Sperlonga is within the local area and is known for its historic coastal settlement and the archaeological area of the Villa and Grotto of Tiberius. The area is known for olives, hill villages and the pass route between the coast and the inland of southern Lazio.