Casa indipendente con terreno
Proponiamo in esclusiva la vendita di una casa indipendente con giardino di mq 2.500. L'immobile si trova in tranquilla zona residenziale del comune di Sant'Apollinare, non isolata, precisamente in via Giunture. La casa è da ristrutturare e si sviluppa su due livelli, al piano terra è composta da cucina, sala, due…
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
Price is €39,000 for 133 sqm (€293/sqm), but with a realistic renovation estimate of about €800/sqm the effective cost is ~€1,093/sqm, well above the Lazio baseline of €594/sqm. Positives are the detached house, 2,500 sqm garden, 22 photos and recently redone roof tiles, but three upper rooms are registered as attic/soffitta rather than standard living space.
More on the house and the area
This is a practical detached house with a big green garden, and at €39k for 133 sqm the value is striking. The house is roofed, furnished and basically real-home rather than shell condition, but interiors are very plain and dated, with renovation needed before it feels appealing. The outdoor space is its main asset rather than beauty or historic charm.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€26,000 – €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.
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.
- Interiors are dated and need clear renovation/modernisation.
- Upper floor appears to be attic space accessed by external stairs, which may limit easy everyday use.
- No proven view or standout architectural character in the photos.
- Garden is large but currently overgrown and needs maintenance.
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 68/100The cluster lies in the upper Garigliano valley at the foot of Monte Camino and the northern Campanian side of the Roccamonfina volcanic area. The Garigliano river is nearby. The Roccamonfina-Foce Garigliano Regional Park extends across this area. Sessa Aurunca is the nearest larger historic town, with services and a substantial old centre; Cassino is also close for daily needs and rail connections. The area is known for chestnut woods and volcanic hills around Roccamonfina, and for the Garigliano valley as the border zone between Campania and Lazio.