Rustico/casale in Via Ponte Garigliano 31
Nel cuore della località di Tufo, nel comune di Minturno, proponiamo in vendita in esclusiva un rustico di 53 mq commerciali, ideale per chi cerca un progetto di ristrutturazione. L'immobile è classificato come civile e si sviluppa interamente al piano terra/rialzato. La proprietà offre un'unità collabente, perfetta per essere trasformata secondo le proprie esigenze. Uno dei punti di forza è...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Damp
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €55,000 plus an estimated €58,300 restoration cost, the effective price is about €2,138/m² versus €657/m² for comparable Lazio homes. The seaside location 2 km away is attractive, but the listing calls it both a civil property and a collabente unit, indicating substantial ruin-level uncertainty.
More on the house and the area
The strongest feature is the elevated garden with a broad, genuinely attractive sea view, plus an old village setting and some exposed timber and masonry character. However, the property itself appears to be a heavily unfinished rural unit rather than a usable home, with rough floors, deteriorated walls, improvised outbuildings, and no finished living areas. It is a promising renovation project, but the condition keeps it well below dream-home territory.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€21,000 – €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.
- This is explicitly a rustico/unità collabente requiring substantial renovation, not a move-in home.
- The interiors shown are rough storage and a very basic bathroom, with no finished kitchen or living space.
- Verify roof, structural condition, utilities, access, and renovation permissions before considering it livable.
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 Gulf of Gaeta area on the Tyrrhenian coast, with the Aurunci Mountains rising inland within the same local landscape. The Garigliano River reaches the sea here and marks the Lazio-Campania boundary nearby. The Parco Naturale dei Monti Aurunci begins inland and covers the limestone mountain area behind the coastal plain. The nearest town of size is Formia, which has a port, rail station and the main concentration of services on this stretch of coast; Gaeta is also nearby with a substantial historic centre and harbour. The archaeological area of Minturnae on the Garigliano is in the immediate area and is one of the main local historic sites. This stretch is known for a mix of beaches, river plain agriculture and the limestone slopes of the Aurunci.