Palazzo - Edificio in Formia
Formia – Maranola, Via San Luca Palazzina cielo-terra nel cuore del borgo storico con terrazzo panoramico e locale deposito Nel cuore del caratteristico borgo storico di Maranola, tra vicoli suggestivi, architetture autentiche e scorci panoramici, proponiamo in vendita un’intera palazzina cielo-terra indipendente,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Although tagged Habitable, the text says stato originario and explicitly points to ristrutturazione, so I underwrite it as needing renovation at about €700/m². Effective cost is roughly €1,394/m² (€86,000 + ~€86,800 works over 124 m²), far above the local sub-€100k baseline of €454/m²; the historic borgo setting and 3 km to the sea help, but not enough to offset the pricing.
More on the house and the area
The setting is evocative: an independent townhouse tucked into a beautiful old borgo lane, with real historic atmosphere and some character details like vaulted surfaces and a fireplace. It is clearly habitable now, with kitchen, bathrooms, floors and functioning rooms, but the interiors are plain and dated rather than dream-home beautiful. This feels like a genuinely usable house with charm and upside, not a showstopper yet.
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€24,000 – €44,000
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.
- Interiors are in very original, dated condition and would benefit from renovation.
- Photos do not clearly show the advertised panoramic terrace or any strong open view.
- Access is via steep pedestrian borgo lanes and steps, which may be impractical for some buyers.
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 78/100The cluster is on the Gulf of Gaeta on the Tyrrhenian coast, with beaches and headlands immediately around Formia and Gaeta. Monte Orlando Regional Park is on the Gaeta promontory, with coastal limestone slopes above the sea. The Aurunci Mountains rise just inland, and the Monti Aurunci Regional Park begins a short distance from the coast. The nearest town of size is Gaeta, which has a large historic center, a port, and seaside districts. Formia is known as a coastal town and ferry port for the Pontine Islands.