Casa Indipendente in vendita a Santi Cosma e Damiano, Grunuovo
Santi Cosma e Damiano, nella zona residenziale e pianeggiante di Grunuovo, esattamente nei pressi del supermercato Despar,proponiamo casolare indipendente da ristrutturare completamente.L'immobile vanta un'ampia metratura interna distribuita su più livelli, corte antistante e terreno.
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
The asking price is very low at €156/m², but the description says the detached farmhouse is to be completely renovated, so I estimate about €1,100/m² in works; that brings the effective cost to roughly €1,256/m², well above the €633/m² Lazio townhouse baseline. Good size and independent structure help, but being 6 km from the sea gives little location premium and the numbers do not support it as a standout bargain.
More on the house and the area
The old stone farmhouse has real rustic presence, with a handsome massing, arched doorway and a good-sized garden/orchard that gives it dream potential. But this is clearly a full renovation project rather than a usable home today, and the missing interior photos make the true condition impossible to verify. At €39k for 250 sqm near the coast, the size-to-price ratio adds appeal, but the wow is more potential than current lifestyle.
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€99,000 – €146,000
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.
- Complete renovation needed; not move-in ready
- No interior photos, so livability and retained features are unproven
- Exterior elements show neglect, including deteriorated balconies and rough facade
- Residential roadside setting near other houses, not a scenic location
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 lies in the lower Garigliano area, with the Aurunci Mountains rising inland to the north-east. The Garigliano river and its plain are the main landscape feature nearby, and the Tyrrhenian coast around Minturno and Scauri is close by. The Parco Naturale dei Monti Aurunci begins inland and shapes the hill country behind the coastal plain. The nearest town of size is Formia, which has full services, a port and rail connections; Cassino is the other main service centre inland. Minturno has the Roman archaeological area by the Garigliano, and the coast at Scauri is a local beach area. This part of southern Lazio is known for mixed citrus and vegetable cultivation on the plain and for the transition from coastal lowland to the first Aurunci slopes.