Casa Indipendente
Proponiamo in vendita rustico indipendente a Veroli (FR), con una superficie di 120 mq disposti su due livelli, attualmente in categoria C/2 con possibilità di cambio d'uso ad abitazione. Il fabbricato vanta un suggestivo portico, una corte esclusiva e un terreno di mq 2500 circa parzialmente edificabile, offrendo…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Damp
See what needs doing and what each job costs
Property is currently cadastral C/2 (storage) and will need change of use; I estimate major works ~€700/m². At €39k plus ≈€84k renovation the effective price is ≈€123k (≈€1,025/m²) versus the regional median ≈€625/m², so this is above typical market levels despite the large plot and rebuild potential.
More on the house and the area
Lovely olive trees and open hill/valley views on a generous 2,500 m² plot, a real rural setting. The building is a simple concrete barn (120 m²) — not a ready home — but priced very attractively for conversion if you accept change-of-use and roof/renovation work.
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€24,000 – €42,000
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.
- Currently classified C/2 (barn) — change of use required to live in.
- Roof shows missing/damaged tiles and will need repair.
- No interior photos; likely needs full renovation and utility connections confirmation.
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 sits in the Ernici area, with the Monti Ernici rising immediately north and east of Veroli. The Cosa valley runs below the town, and the broader Sacco valley is nearby. Monti Ausoni e Lago di Fondi Regional Park is not within the 15 km radius, but the upland around Prato di Campoli on the Ernici side is the local mountain landscape used from Veroli. The nearest substantial town is Frosinone, which has the province’s main services, rail connections and larger retail areas. Veroli itself has a preserved historic hill town and is known for the abbey of Casamari just outside the centre, one of the main Cistercian monasteries in Italy. The area is known for olive-growing and for the transition from the Ciociaria hills to the first Apennine relief.