Roccasecca- Borgo Caprile - Via Pistilli
In uno dei luoghi più autentici di Roccasecca, e precisamente in Via Pistilli nel borgo di Caprile, proponiamo in vendita soluzione abitativa unica nel suo genere. La superficie interna di 125 metri quadrati si sviluppa su due livelli. Il cuore della proprietà è il patio , uno spazio esterno panoramico e suggestivo che…
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
At €58,000 for 125 sqm, the asking price is €464/sqm; with a habitable-condition estimate of €200/sqm renovation, the effective cost is about €664/sqm, slightly above the Lazio townhouse baseline of €633/sqm. The score is supported by the large size, 2 bathrooms, terrace/cellar and 19 photos, but the pricing is only moderately attractive rather than deeply discounted.
More on the house and the area
The big draw is the authentic stone-borgo setting, panoramic valley view, and lovely private patio shaded by fruit trees. This is a real, usable house rather than a shell, with bathrooms, heating and finished rooms, but the interiors are very dated and only modestly charming. At this price for 125 sqm with outdoor space and views, it has genuine dream value.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€8,000 – €14,000
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 habitable but dated and need cosmetic updating.
- Some rooms feel dark/plain and there are visible signs of age.
- Access appears through a steep old borgo lane, which may be awkward for cars/loading.
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 61/100The cluster is in the Liri valley under the Monti Ausoni and near the southern edge of the central Apennine foothills. The Melfa river meets the Liri at Roccasecca. The Monti Aurunci Regional Park begins to the southwest within this radius. Roccasecca is known for the castle hill linked to Thomas Aquinas, and Aquino nearby has Roman remains and the Abbey of Montecassino is farther south but outside the immediate landscape. Cassino is the nearest larger town, with full services, a station and motorway access.