San Giovanni Incarico (fr) - centro storico, - casa 360 mq
SAN GIOVANNI INCARICO (FR) - CENTRO STORICO, - CASA 360 MQ. Needs renovation, esposizione esterna, balcone.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €39,000 (€108/m²), the purchase price is low, but a 360 m² property needing renovation could bring the total investment to about €291,000, or €808/m²—well above the local reference level of €454/m². The historic-center location and balcony add some appeal, but the listing gives little detail about the building’s condition or renovation scope.
More on the house and the area
This is an imposing historic-center palazzo with attractive exposed stone, balconies, shutters, and strong old-town character. However, the exterior looks heavily weathered and the property is explicitly sold needing renovation; without interior evidence, it reads more as a major restoration project than a ready-to-live-in dream 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€71,000 – €126,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Substantial renovation appears necessary, with weathered masonry and neglected openings.
- No interior photos, so habitability, floors, utilities, kitchen, and bathrooms cannot be verified.
- Large 360 sqm palazzo may involve significant structural, roof, and permitting costs.
- Located directly in a historic-center street, with limited apparent private outdoor space and parking.
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 54/100The cluster sits in the lower Liri valley, with the Monti Ausoni to the west and the first inland ridges toward the Monti Aurunci within the wider 15 km landscape. The Liri and Sacco river system shapes the plain and low hills around the town. The nearest larger centre is Frosinone, while Ceprano and Pontecorvo are the more practical nearby service towns with rail links, shops and everyday services. This part of southern Lazio is known for mixed farmland, olive groves and small hill settlements rather than for a single protected or nationally known landscape feature.