Roccasecca Quadrilocale Vicolo Paolozzi
In contesto storico , proponiamo in vendita soluzione di grande potenziale, che unisce storia e autenticità . La zona giorno ampia e conviviale , ospita un salone dotato di balcone che affaccia sui tetti del centro e sul meraviglioso castello di San Tommaso, la cucina separata è dotata di camino. La zona notte…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse at €433/m² vs regional median €633/m² (n=606, solid baseline) = ~32% below market. 90m², 4 rooms/2 beds, has fireplace and heating, recently listed (7 days). Condition stated habitable and 1960 build, so only cosmetic/modernization work likely needed (~€150/m²). No energy class and floorplans withheld are minor gaps but description is plausible and consistent. Good value in a genuinely livable property.
More on the house and the area
Stone townhouse in Roccasecca's historic center with a balcony reportedly facing the San Tommaso castle. Exterior has genuine old-village character and a lush potted-plant terrace along a cobbled lane. Interiors are firmly a 1960s time capsule: terrazzo floors, patterned wallpaper, dated furniture and fixtures, habitable but needing full cosmetic renovation. The claimed castle view is a modest wow point but not shown clearly in the photos. At €433/m² the price is low, giving a bargain appeal, though nothing here is genuinely scroll-stopping. Solid historic-village charm rather than a standout property.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €150/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€5,000 – €7,000
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.
- Interiors are dated and time-capsule, requiring full modernization
- Photos are watermarked; no floor plans published
- No energy class listed
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 58/100The cluster lies in the Liri valley under the Monti Aurunci and near the western end of the Ciociaria hill country. The Melfa and Liri river system shapes the immediate area, with a mix of valley floor and limestone slopes. Montecassino and Cassino are the nearest larger urban centre, with full services, rail connections and the A1 motorway. The Monti Aurunci Regional Park is to the west but largely beyond the immediate 15 km landscape from Roccasecca. Roccasecca is known as the birthplace of Thomas Aquinas, and the ruined castle site above the town is the main local historic landmark.