Rustico/casale in Vico Zappettone 13
"Casa del Borgo" Nel cuore del caratteristico centro storico di Colle San Magno, uno dei borghi più autentici e suggestivi della Ciociaria, dove il tempo sembra essersi fermato e ogni vicolo in pietra racconta secoli di storia, sorge questa affascinante dimora storica, una proprietà dal fascino senza tempo che rappresenta una rara opportunità per chi desidera vivere o investire in...
What it really costs
See what needs doing and what each job costs
At €376/m², the €47,000 asking price is 43% below the Lazio farmhouse baseline of €659/m²; allowing €200/m² for an apparently usable historic-center home gives an effective €576/m². The central historic-borgo location and 44 photos support the opportunity, but condition and technical details are missing.
More on the house and the area
A genuinely atmospheric historic-borgo home with stone lanes, traditional shutters, terrazzo floors, and an exceptional rooftop terrace overlooking the surrounding hills and valley. The interiors are furnished and functional rather than a bare shell, but the property needs cosmetic modernization and likely some systems work. At €47,000 for 125 m², its combination of livability, character, and panorama is unusually compelling.
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€8,000 – €14,000
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 house is clearly usable but very dated, with peeling exterior finishes and an old kitchen.
- Access is through steep, narrow cobbled lanes and multiple stairways, with no evident vehicle access.
- Terrace railings and roofing surfaces appear aged and should be inspected; utilities and heating are not confirmed.
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 58/100The cluster lies in the Liri valley under the Monti Aurunci and near the western end of the Ciociaria hill country. The Melfa and Liri river system shapes the immediate area, with a mix of valley floor and limestone slopes. Montecassino and Cassino are the nearest larger urban centre, with full services, rail connections and the A1 motorway. The Monti Aurunci Regional Park is to the west but largely beyond the immediate 15 km landscape from Roccasecca. Roccasecca is known as the birthplace of Thomas Aquinas, and the ruined castle site above the town is the main local historic landmark.