Terratetto unifamiliare in Monte San Giovanni Campano
In zona residenziale tranquilla e non rumorosa, appartamento in terratetto con ingresso indipendente direttamente dal grazioso slargo della strada, composto da ampio vano d'ingresso con angolo cottura, ripostiglio e soggiorno al piano terreno dal quale si raggiunge la zona notte posta al piano primo composta da due camere (di cui una con balconcino), corridoio, terrazza e bagno.
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Listed price €15,000 plus estimated renovation €700/m² for 52 m² gives an effective cost of €51,400 (~€990/m²), well above the Lazio baseline of €600/m². The house has independent entrance and 12 photos, but renovation needs push the effective price into an overpriced range.
More on the house and the area
A charming, very affordable terraced house right on a cobbled village lane with a flowering balcony and old-village character (arched/vaulted kitchen ceiling). The interior is dated but intact — floors, stairs and windows look sound so it’s a livable home with mainly cosmetic updating (kitchen, bathroom, finishes). Excellent bargain if you want an authentic, move-in-now village base and don’t need lots of space or street parking.
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€10,000 – €18,000
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.
- Listed as 'needs renovation' — kitchen and bathroom are dated and will need work.
- Very small rooms and a tiny bathroom — limited space for modernisation.
- Located on narrow cobbled lanes — likely pedestrian access only and limited parking.
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.