Villa in Viale dei Grilli
Villetta dal notevole potenziale posizione tranquilla ma si raggiunge baia felice in 8 minuti di auto .prezzo trattabile.
What it really costs
See what needs doing and what each job costs
At €443/m², the €39,000 asking price is 19% above the €371/m² Campania villa baseline before renovation. The vague “notevole potenziale” description provides no condition details; assuming €700/m² renovation, effective cost is about €1,143/m², though the 4 km sea proximity and 14 photos add some appeal.
More on the house and the area
A characterful old villa with distinctive arched porticos, mature garden space and glimpses of mountains near the coast. The house appears genuinely usable, with a functioning kitchen, bathroom and tiled interiors, but it is dated and the exterior needs meaningful maintenance rather than being move-in polished.
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€17,000 – €31,000
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 exterior shows significant age, cracking, staining and roof-maintenance needs.
- Interiors are usable but dated, cluttered and in need of cosmetic refreshment.
- Utilities, heating, structural condition and legal status 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 68/100Monte Massico is the main relief in this area, with the Aurunci Mountains farther inland. The Tyrrhenian coast is within the local area, with the long sandy shore of Baia Domizia on the Gulf of Gaeta. The Garigliano River reaches the sea just to the north. The Regional Park of Roccamonfina-Foce Garigliano covers part of the wider local landscape around the lower Garigliano plain and volcanic hills inland. Sessa Aurunca is the nearest town of size, with a substantial historic centre and Roman remains including the theatre. The area is known for the Falerno del Massico wine zone and for coastal holiday settlements at Baia Domizia.