Villa 231 m² in Via Mastrazze 91, Monte San Giovanni Campano
Villa 231 m² in Via Mastrazze 91, Monte San Giovanni Campano. autonomo heating, garage, cancello elettrico, caminetto, taverna, cucina, balcone, arredato, cantina, esposizione doppia.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €115/m², even allowing about €200/m² for updates, the effective cost is roughly €315/m²—well below the local €529/m² benchmark. The villa has heating, garage, cellar, fireplace, balcony and 18 photos, but the listing does not state its condition or bathrooms.
More on the house and the area
A substantial 231 m² house with old-fashioned Italian character, tiled floors, wrought-iron details, a covered outdoor patio, garden space and garage. The main living areas appear usable rather than derelict, but the interiors are dated and the cellar/basement looks rough, so this is a functional bargain needing updating rather than a polished dream home.
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€15,000 – €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.
- Bathrooms are not shown, and the facts list 0 bathrooms; verify plumbing and habitability.
- Interiors are dated and the basement/storage areas show damp-looking walls and basic finishes.
- The 115 m² courtyard is described as shared/undivided rather than clearly private.
- This is an auction property, so legal and purchase-procedure checks are essential.
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 61/100The cluster lies in the lower Lazio interior between the Monti Ernici and the broad Sacco-Liri valley system. The Liri River runs through this part of the province near Sora and Isola del Liri, and the Monti Ernici rise a short distance to the north and east with limestone slopes and upland villages. The historic centre of Monte San Giovanni Campano itself is built on a hill and is known for its castle. Isola del Liri, the nearest town of note, has a built-up centre around the waterfall formed by the Liri River. Frosinone is the nearest larger provincial town for services and rail connections. This part of Ciociaria is known for hill towns, olive groves and inland farming landscapes.