Rustico in Ceprano
Ceprano, proponiamo in vendita, casale in pietra su due livelli, in zona tranquilla, con circa un ettaro di terreno. Classe Energetica: G
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Windows
See what needs doing and what each job costs
€40,000 for 80 m² with an estimated €700/m² renovation (€56,000) gives an effective price of ~€96,000 or ~€1,200/m², about 92% above the local median of €625/m²; the one-hectare plot and energy class G are noted but don’t justify the high effective €/m².
More on the house and the area
A pretty stone farmhouse with authentic character sitting in about one hectare of trees and grounds — very photogenic exterior and a peaceful rural setting. The building is standing and roofed but clearly needs a full renovation to become a usable home (no bathrooms/kitchen shown), so this is a budget-friendly countryside project rather than a move-in house.
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€16,000 – €28,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs extensive renovation — no kitchen or bathrooms shown in listing
- Outbuildings and some roofing/doors look dilapidated and will need repair
- No interior photos — condition of floors, ceilings and utilities is unknown
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 55/100Arce sits in the Liri valley between the Monti Aurunci to the southwest and the Monti Ausoni to the west, with the Monti Ernici and the inner Apennine relief farther north and east. The area is tied to the Liri-Sacco valley system; the Liri river runs nearby around Ceprano and Isola del Liri. Monte Orlando Regional Park and the coast at Gaeta are outside the 15 km landscape and do not count as local features. The nearest larger centre is Cassino, which has full services and the abbey of Montecassino above the town. Isola del Liri, within the same provincial area, is known for its waterfall in the historic centre. This part of southern Lazio is known for olive groves, mixed farming and small hill towns above the valley floor.