Casa indipendente con ampio terreno privato in vendita a Fon
In una zona tranquilla e riservata di Fondi, precisamente in Via San Raffaele, proponiamo in vendita una casa indipendente da ristrutturare di circa 116 mq. L'immobile è composto da tre camere da letto, bagno e un ampio salone, con spazi ben distribuiti e ottime potenzialità di valorizzazione. A completare la…
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 €95,000 for 116 sqm, the ask is €819/sqm; with a typical needs-renovation budget of about €700/sqm, the effective cost is roughly €1,519/sqm. That is far above the local sub-€100k baseline of €583/sqm, though the 4 km distance to the sea and 4,500 sqm of land add some value.
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€23,000 – €41,000
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.
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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.
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 75/100The cluster is in the plain between the Aurunci Mountains and the Tyrrhenian coast. Lago di Fondi and the coastal strip between Fondi and Sperlonga are within the area, with wetlands and dunes along this part of the Riviera di Ulisse coast. The Monti Ausoni e Lago di Fondi Regional Park covers the lake and nearby limestone hills. Sperlonga is the nearest coastal town of note, with a historic center on the rock above the sea and the Roman Villa and Grotto of Tiberius. Terracina is the nearest larger town in daily use, with services, a rail connection nearby at Monte San Biagio-Terracina Mare, and the Temple of Jupiter Anxur above the coast. Sperlonga is one of I Borghi più belli d'Italia and has Bandiera Blu beach status. The area is known for market gardening on the Pontine plain and for the coast between Terracina and Sperlonga.