Casa Semindipendente in vendita a Santi Cosma e Damiano, San Lorenzo
Casa semi indipendente in vendita a Santi Cosma e Damiano, zona San Lorenzo, con una superficie calpestabile di 123 mq. L'immobile si sviluppa su due piani e presenta una distribuzione interna composta da cinque locali, tra cui tre camere da letto e due bagni. Attualmente da ristrutturare, con progetto e SCIA in…
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 €68,000 for 130 sqm, the ask is €523/sqm, below the Lazio townhouse baseline of €615/sqm; even before works it is already discounted. With a typical needs-renovation budget of about €700/sqm, the effective cost is around €1,223/sqm, but the approved project and SCIA in sanatoria reduce planning risk and make it a strong renovation play.
More on the house and the area
This is a real house rather than a shell: it has floors, stairs, bathrooms, some kitchen cabinetry and radiators, so it looks basically complete but very dated. The small bits of character are the old patterned floors, tall rooms and fireplace, yet the overall feel is worn rather than beautiful. At €68k for 130 sqm near the coast it has value, but the dream factor depends heavily on renovation.
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€26,000 – €46,000
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.
- Clear renovation needed throughout; not move-in ready.
- Visible damp/staining and tired finishes in several rooms.
- Outdoor covered area looks makeshift/aged and may need structural attention.
- Main road setting and no proven view from the photos.
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 lies in the lower Garigliano area, with the Aurunci Mountains rising inland to the north-east. The Garigliano river and its plain are the main landscape feature nearby, and the Tyrrhenian coast around Minturno and Scauri is close by. The Parco Naturale dei Monti Aurunci begins inland and shapes the hill country behind the coastal plain. The nearest town of size is Formia, which has full services, a port and rail connections; Cassino is the other main service centre inland. Minturno has the Roman archaeological area by the Garigliano, and the coast at Scauri is a local beach area. This part of southern Lazio is known for mixed citrus and vegetable cultivation on the plain and for the transition from coastal lowland to the first Aurunci slopes.