Terratetto unifamiliare in Monte San Giovanni Campano
Proponiamo in vendita a Monte San Giovanni Campano, in una zona tranquilla e riservata, una splendida casa indipendente di 220 mq disposta su due livelli, caratterizzata da metrature generose e da un'area esterna esclusiva. L'accesso tramite cancello svela immediatamente il vero punto di forza della proprietà: una…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €455/m², the asking price is well below the €595/m² local benchmark, but the upper floor is explicitly to be renovated. Allowing roughly €450/m² across the property brings the effective cost to about €905/m², offsetting the initial discount; the garage, private courtyard, balconies and restored roof add value.
More on the house and the area
A large, independent 220 m² home with a generous private courtyard, two wooden porticos, garage, outdoor entertaining space, and a wood-burning fireplace. The ground floor is genuinely move-in ready, while the four-bedroom upper level offers substantial expansion potential but needs renovation. At €100,000, the size and usable outdoor space create a compelling value proposition.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€25,000 – €43,000
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.
- The ground floor is habitable, but the entire upper floor needs renovation.
- Interiors and finishes are dated, despite the renovated bathroom and roof.
- No standout sea, lake, mountain, or historic-borgo view is shown.
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 67/100The cluster sits in the middle Liri valley, with the Ernici mountains close to the north and the wider Apennine relief visible around the basin. The river Liri runs through this part of the province and shapes the plain between the hill towns. Monti Simbruini Regional Park lies to the northwest, with the nearest higher Apennine terrain and walking areas reached by road in well under an hour, while the nearest ski lifts are those of Campocatino above Guarcino at about a 45-minute drive. The nearest larger town is Sora, which has the main services and shops for this side of the valley, while Frosinone is the provincial capital for higher-order services. Monte San Giovanni Campano is known for its hilltop historic centre and castle associated with the imprisonment of Thomas Aquinas, and the wider area is known for olive groves and the agricultural valley of the Ciociaria interior.