Soluzione indipendente da rifinire
Cassino, zona San Michele, proponiamo in esclusiva la vendita di una soluzione indipendente da rifinire disposta su due livelli. Questo immobile offre un'opportunità per realizzare la casa ideale, attualmente in parte in stato grezzo, permette di essere personalizzata secondo le proprie necessità, offrendo flessibilità…
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 €79,000 for 160 sqm, the asking price is €494/sqm, but the home is described as 'da rifinire' and partly 'in stato grezzo', so I estimate about €900/sqm in works. That brings the effective cost to roughly €1,394/sqm, far above the Lazio townhouse baseline of €625/sqm, so despite the independent layout, garage and garden, this looks weak on price.
More on the house and the area
This has genuine promise: a solid stone-faced independent house with a private garden and mountain outlook, and the price per m² is compelling. It is a real roofed, floored house rather than a ruin, with usable rooms, kitchen and heating visible, but it clearly needs substantial finishing and updating before it feels dream-home level. The wow is more in the potential, setting and value than in the current lived beauty.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- Partly unfinished / in grezzo, so significant finishing work is still needed.
- Interiors look basic and dated rather than move-in ready.
- The nicest pool-and-garden images are renderings, not the current reality.
- Roadside setting and visible wires reduce the romance a bit.
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 sits in the Liri valley at the foot of the central Apennines, with Monte Cairo and the mountains around Cassino within the 15 km radius. The Rapido and Gari river system is part of the local landscape here. The area lies beside the Parco Regionale dei Monti Aurunci only farther west, so that does not define the immediate setting. The nearest sizeable town is Cassino, which has full services, a university and the abbey of Montecassino on the hill above the town. The area is also known for the Montecassino battlefields of the Second World War.