Casa indipendente in Via San Benedetto, 17, Centro Storico, Fondi,
La De Arcangelis Immobiliare propone in vendita un’interessante opportunità d’investimento situata nel cuore del centro storico di Fondi, nelle immediate vicinanze della zona Giudea e a pochi passi da Piazza delle Benedettine. Si tratta di un palazzotto cielo-terra indipendente distribuito su quattro livelli, per una…
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 €75,000 for 135 sqm, the ask is €556/sqm, near the local baseline of €583/sqm, but the description says a total internal renovation is needed, implying about €1,100/sqm extra. That brings the effective cost to roughly €1,656/sqm, far above baseline; the historic-center location helps a little, but with only 1 photo and a partly rough ground floor this looks weak at this price.
More on the house and the area
This looks like a functional old-town townhouse rather than a scroll-stopping dream property. The single photo shows a tall independent house with balconies, but no proven view, interior character, or standout setting. At this price and size it may be practical value, but the wow factor is limited and the renovation need keeps it firmly mid-low.
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€53,000 – €79,000
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.
- Only one exterior photo, so any charm/view is unproven.
- Facade looks plain and worn, with no visible historic detail beyond the old-town setting.
- Marked as needing renovation, and interior condition is completely unknown.
- No garden, terrace, or meaningful outdoor space visible.
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 72/100The Aurunci Mountains rise immediately inland of Fondi, with limestone slopes and ridgelines closing the plain on one side. Lake Fondi lies just outside the town and the Tyrrhenian coast runs nearby at the Gulf of Gaeta, with long sandy beaches around the Fondi-Sperlonga coast. The Monti Aurunci Regional Park covers the mountain area above the plain. Sperlonga, on the coast, is the nearest place of strong visitor interest, with a preserved historic center and Blue Flag beaches. Terracina and Gaeta are the nearest larger coastal towns with full services, ports and historic centers. The area is known for the Fondi plain, market gardening and citrus production, with sea, wetland and limestone mountains in a small radius.