Casa bifamiliare in Via San Michele
In zona residenziale e poco distante dal centro di Cassino, servita da mezzi di trasporto, VENDESI casa semindipendente su due livelli con corte per giardino e/o parcheggio auto. L'immobile si compone di un piano terra con ingresso, cucina abitabile, sala da pranzo e ripostiglio; piano primo suddiviso in totali 4 camere da letto, bagno, disimpegno e due depositi. La struttura,...
What it really costs
See what needs doing and what each job costs
At €65,000 for 234 sqm, the ask is just €278/sqm versus a €619/sqm Lazio baseline, which is a strong discount. But the layout includes two deposit rooms and only 1 bathroom for 11 bedrooms, so I assume a full renovation/modernisation budget of about €700/sqm, making it a good project rather than a standout bargain.
More on the house and the area
There is some appeal in the mountain backdrop, the private outdoor space, and the sheer amount of house for the money. But the property looks tired rather than beautiful, with plain exteriors and several interiors needing real work; it feels like a big renovation project more than an immediately dreamy home.
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€46,000 – €82,000
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.
- Needs significant renovation and updating throughout
- Some sections appear unfinished/raw and not fully usable yet
- Exterior shows neglect with overgrown courtyard and worn facades
- Only one bathroom shown for a very large 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 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.