Edificio in Via San Luca 4
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
See what needs doing and what each job costs
At €86,000 for 124 sqm, the ask is €694/sqm; with no clear condition stated, I assume a moderate renovation at about €700/sqm, for an effective cost near €1,394/sqm. That is far above this catalog baseline of €454/sqm in Lazio palazzi, but it is a full independent building in a historic borgo of Formia only 3 km from the sea, with terrace, parking and 36 photos, which supports a solid but not standout score.
More on the house and the area
The strongest appeal is the atmospheric historic borgo setting: narrow stone lanes, old façades and a true lived-in Italian village feel. Inside, this is a real usable home with kitchen, bathroom, floors and solid rooms, but it is quite dated and visually ordinary rather than stunning. Good value for the size and location, though the wow comes more from the setting than from the house itself.
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 livable but dated and fairly plain.
- No real open view is shown in the photos despite the panoramic-terrace claim.
- Access is via steep pedestrian borgo lanes/stairs, so daily practicality may be limited.
- Some modernization/decluttering would be needed to unlock charm.
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.