Casa Indipendente
NOTEVOLE OPPORTUNITà! TERRACINA-BORGO HERMADA. A meno di 1 km dal centro della zona, precisamente in via Capo dei Bufali, immerso nella natura e con vista panoramica, proponiamo in ESCLUSIVA la vendita di una tipica Porzione di Podere O. N. C. completamente da ristrutturare con dependance e ampio terreno privato. Una…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €75,000 for 100 sqm, the ask is €750/sqm, but the house is completely to restore and lacks sewer connection and aqueduct hookup, implying about €1,100/sqm renovation; effective cost is roughly €1,850/sqm versus a low-stock baseline of €625/sqm. The sea is within 5 km and there are many photos, but the listing is a 'porzione di podere' with an independent 77 sqm magazzino/dependance, so legal/use verification is essential and the overall economics are only fair.
More on the house and the area
The setting has real appeal: open countryside, mountain views and a sizable private plot only a short distance from Terracina and the sea. The house looks structurally present with a decent roof and full volume, but it is clearly a serious renovation rather than a move-in home. Dream value comes more from the land and location than from current beauty or finish.
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€40,000 – €59,000
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.
- Main house needs full renovation
- Exterior and grounds are quite neglected
- No sewer system currently; water supply not fully connected
- Outbuildings appear rough and partly cluttered
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 74/100The cluster is between the Tyrrhenian coast at Terracina and the limestone ridge of Monte Sant’Angelo, with the Circeo promontory and the long beach line of the Pontine coast within the local landscape. The coast here is on the Gulf of Gaeta, and Terracina has both a beach town frontage and an older upper town on the slope below the mountain. Monte Circeo National Park begins a short distance to the northwest around the promontory, coastal lakes and dune belt. The nearest larger town is Latina to the north, while Terracina itself has a substantial historic centre, port and everyday services. The Temple of Jupiter Anxur above Terracina is the main historic landmark in the immediate area. This stretch of Lazio is known for beaches, the Pontine plain and access to the Pontine Islands by boat from the coast.