Villa
in vendita una soluzione indipendente immersa nel verde, situata a soli 1,5 km dal mare, ideale per chi desidera vivere in un contesto tranquillo e riservato senza rinunciare alla vicinanza della costa. La proprietà è circondata da un giardino privato di circa 400 mq, perfetto per trascorrere piacevoli momenti…
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 €85,000 for 100 sqm, the asking price is €850/sqm; with a typical needs-renovation budget of about €700/sqm, the effective cost is roughly €1,550/sqm. That is far above the local cheap-stock baseline of €392/sqm, though the independent house format, 400 sqm garden and very short distance to the sea add some value.
More on the house and the area
This is a real, usable home rather than a project: it has a functioning kitchen, bathroom, covered veranda and plenty of private outdoor space. The main appeal is the generous courtyard-garden and independence near the coast, but the house itself is visually plain and dated rather than dreamy or characterful. At €85k for 100 sqm close to the sea, it has some bargain pull.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
- Interiors look dated and would benefit from renovation.
- Outdoor areas are large and usable but quite paved rather than scenic.
- No sea view or strong architectural character is shown.
- Only one bathroom for a 3-bedroom house.
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 62/100The cluster lies on the coastal plain below Monte Massico, with the low limestone ridge visible inland. The Tyrrhenian coast is nearby, with the long sandy shore of Baia Domizia and the mouth area of the Garigliano river within the local landscape. The Regional Park of Roccamonfina e Foce Garigliano extends into this area around the lower Garigliano and the volcanic massif inland. Sessa Aurunca is the nearest historic town of size, with a substantial old centre and Roman remains. The area is known for coastal pinewoods and beaches on the Domitian coast, and for agriculture on the plain, including vineyards on the Massico slopes.