Rustico/casale in Via delle Grotte 42
A pochi passi dalle celebri Grotte di Pastena, proponiamo in vendita un affascinante casale in pietra risalente ai primi del Novecento, sviluppato su due livelli per una superficie complessiva di circa 300 mq, circondato da circa 1.600 mq di terreno. Una proprietà dal carattere autentico, che conserva ancora oggi…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
The €75,000 asking price is exceptionally low at €234/m², with 1,600 m² of land and the Grotte di Pastena only 200 metres away. However, substantial renovation at an estimated €700/m² raises the effective cost to about €934/m², above the €570/m² regional benchmark, despite the intact structure and existing utilities.
More on the house and the area
This is a large, genuinely historic farmhouse with beautiful original timber ceilings, aged doors, a traditional fireplace, a balcony, and a lovely green mountain outlook. It has real character and land, but the interiors are dusty and unfinished, with major renovation needed before it becomes a comfortable home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€63,000 – €112,000
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.
- Substantial renovation is required, with visibly worn plaster, damp or damaged wall surfaces, and extensive finishing work.
- Only one bathroom is listed for roughly 300–320 sqm; no usable kitchen is visible in the gallery.
- The roof and floors appear present, but their structural and service condition should be professionally verified.
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 52/100The cluster lies in the middle Liri valley, with the Monti Ausoni and Monti Lepini to the west and the Monti Ernici and other inland Apennine groups visible farther into the province. The Liri river runs through Ceprano. The nearest larger town is Frosinone, which provides the main range of services, shops and rail connections for this part of the province. Within this stretch of southern Lazio the area is known mainly for cultivated valley floor, small historic centres on surrounding hills, and the main road corridor between Rome and Campania.