Casa semi indipendente in pietra
Se sogni di vivere o investire in un luogo unico, carico di storia e fascino autentico, questa è l’occasione perfetta per te. Nel cuore del piccolo borgo medievale di Colle San Magno, incastonato tra imponenti mura e torri volute dai signori di Aquino, ti presentiamo un rustico di grande valore storico ed emotivo,…
What it really costs
See what needs doing and what each job costs
At €9,500 for 80 sqm the ask is only €119/sqm, but the description is pure marketing and gives no bathrooms, no habitability details, and no clear condition; for a 3-level stone rustic in a medieval center I estimate a full restoration at about €1,100/sqm. That brings the effective cost to about €1,219/sqm, well above the €689/sqm baseline, with only a small positive adjustment for the historic-center setting.
More on the house and the area
The stone exterior has real rustic character and the perched old-borgo setting is atmospheric. But inside it is clearly not a livable home yet: dark, stripped rooms, damage, no bathroom, and major renovation needed. At €9.5k it has project appeal, not dream-home-ready wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Interior is a raw, damaged shell needing full renovation.
- No bathroom or usable kitchen is shown.
- Signs of moisture, decay and unsafe stairs/openings.
- Access appears via stepped village lane, which may limit practicality.
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.