Terratetto plurifamiliare in Monte San Giovanni Campano
Nel comune di Monte San Giovanni Campano, in una zona tranquilla e riservata ma ben collegata ai principali servizi, proponiamo in vendita una casa semindipendente di 56 mq, ideale per chi desidera vivere in un contesto sereno senza rinunciare alle comodità. L'abitazione si sviluppa su due livelli. Al piano terra…
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 €12,000 for 56 sqm, the asking price is just €214/sqm, but with a typical renovation estimate of about €700/sqm the effective cost is roughly €914/sqm. That sits above this catalog’s low Lazio townhouse baseline of €619/sqm, so it is not a deep-discount bargain, but the very low entry price, garage, heating and complete habitable layout make it a solid renovation project.
More on the house and the area
This is a real, usable little house rather than a shell: it has a kitchen, bathroom, heating, garage and simple furnished rooms. The hillside village setting gives some green views from the upper floor, but the house itself is visually quite plain and noticeably worn. At €12k it has bargain appeal, yet the wow is modest unless renovated well.
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€11,000 – €20,000
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.
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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.
- Exterior is very plain and visibly tired
- Interiors are dated and need renovation/refreshing
- Small layout at 56 sqm with external stair access to upper floor
- Balcony outlook includes neighboring buildings and overhead wires
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 67/100The cluster sits in the middle Liri valley, with the Ernici mountains close to the north and the wider Apennine relief visible around the basin. The river Liri runs through this part of the province and shapes the plain between the hill towns. Monti Simbruini Regional Park lies to the northwest, with the nearest higher Apennine terrain and walking areas reached by road in well under an hour, while the nearest ski lifts are those of Campocatino above Guarcino at about a 45-minute drive. The nearest larger town is Sora, which has the main services and shops for this side of the valley, while Frosinone is the provincial capital for higher-order services. Monte San Giovanni Campano is known for its hilltop historic centre and castle associated with the imprisonment of Thomas Aquinas, and the wider area is known for olive groves and the agricultural valley of the Ciociaria interior.