Villa unifamiliare in Ferentino
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà del compendio immobiliare costituito da più immobili, ubicato in frazione Bagni Roana, alla via Bagni Roana - Bagni Roana Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed esperti di mutuo. Comprare un immobile…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction listing ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog regardless of the nominal €496/m² price versus the €580/m² baseline. Factoring habitable-condition renovation at about €200/m² would bring effective cost to roughly €696/m², but the auction status dominates the score.
More on the house and the area
The setting has some appeal, with greenery and distant hill views, and the price-per-square-metre is eye-catching for a detached house. But the house itself looks plain and neglected rather than beautiful, with very dated interiors and signs of moisture, so this feels like a usable-but-tired property rather than a dream home. It seems roofed and basically habitable, yet it would need meaningful refreshing before it feels desirable to live in.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €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.
- Interiors look dated and tired, with visible staining/damp marks.
- No bathroom is shown and the listing states 0 baths, so functionality is uncertain.
- Exterior presentation is weak and overgrown, limiting immediate appeal.
- Auction sale: documents and actual property condition should be checked carefully.
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 area sits in the Sacco valley below the Ernici Mountains. The Sacco River runs through this part of the province. Monti Ernici and the Simbruini uplands are the nearest mountain landscape, with the main ski area at Campocatino above Guarcino reached in about 45 minutes by road. Frosinone is the nearest larger town, with the main rail, hospital and shopping services for the area. Ferentino itself is known for its substantial polygonal and Roman walls and for its hilltop historic centre with churches and gates.