Villa in Via Marini San Martino
IMMOBILIARE PISCOPO PROPONE IN VENDITA SOLUZIONE INDIPENDENTE A SAN MARTINO DI SESSA AURUNCA facilmente raggiungibile sia da Sessa Aurunca sia da Suio Terme di 320 mq. Composta da Piano terra di circa 150 mq, ampio cortile di circa 1000 mq con doppio ingresso carrabile, garage, cantina, due camere, due locali deposito, bagno esterno. Piano primo di circa 170 mq ha...
What it really costs
See what needs doing and what each job costs
At €98,000 for 320 sqm, the asking price is just €306/sqm versus a €383/sqm local baseline, but the description mentions deposit/storage rooms and gives no clear habitable-condition claim, so I price it as a renovation project at about €700/sqm. That puts the effective cost around €1,006/sqm, which is not a bargain on a renovation basis, but the very large independent house with 1,000 sqm courtyard, garage and 36 photos keeps it in the good range rather than weak.
More on the house and the area
This is a big, genuinely usable house with a large courtyard/garden, parking, kitchen, bathrooms and basic livable rooms already in place. The drawback is that it looks very ordinary and dated rather than romantic or striking, with some worn surfaces and minor moisture issues visible. Good practical space for the money, but limited dream-home wow.
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€63,000 – €112,000
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.
- Exterior is plain and dated rather than picturesque.
- Interiors look habitable but tired, with patchy finishes and some signs of damp/wear.
- Likely needs modernization throughout to feel comfortable for full-time living.
- No proven sea view despite being relatively near the coast.
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 68/100The cluster is in the area of the extinct volcanic massif of Roccamonfina, with chestnut woods and volcanic hills inland and the lower Garigliano plain toward the coast. The Garigliano river is nearby on the Lazio border. The Regional Park of Roccamonfina-Foce Garigliano covers much of this landscape. The nearest substantial town is Sessa Aurunca itself, which has a large historic centre with Roman remains and a cathedral. Baia Domizia on the Tyrrhenian coast is within the same local area. The area is known for chestnuts from Roccamonfina and for the ancient settlement history around Sessa Aurunca.