Rustico in Minturno
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…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
Price €55,000 for 53 m² plus an estimated €1,100/m² full restoration gives a total ~€113,300 (≈€2,138/m²) versus the local baseline of €625/m²; proximity to the sea (4 km) helps but the property reads as a collabente needing full rebuild and the listing omits condition details.
More on the house and the area
Excellent panoramic sea view and a private outdoor area with olive trees give this tiny farmhouse real charm. The interior is rough and sold as a rustic/unità collabente — it’s a bargain project for someone willing to do substantial renovation rather than a move-in-ready home.
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.
- Classified as an "unità collabente" — will likely need regularisation/permits before full habitation.
- Interior is rough and basic (no proper kitchen shown, only a simple WC and peeling plaster) — substantial renovation/finishes required.
- Small single-level unit (53 m²) so living space is limited; expect renovation costs and possible structural checks.
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.