Villa
Professionecasa propone in vendita in esclusiva, a Santi Cosma e Damiano, un’ampia soluzione indipendente di circa 135 mq interni, libera su quattro lati e circondata da spazi esterni di proprietà. L’immobile, da ristrutturare, offre un’interessante opportunità per chi desidera personalizzare gli ambienti e adattarli…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Asking €100,000 for 150 m² with an estimated renovation of €700/m² (€105k) gives an effective cost ≈€1,367/m² versus the local median €585/m². Sea 4 km and plentiful photos are positives, but the large renovation bill makes this an overpriced project.
More on the house and the area
A solid, single‑storey villa with a tiled roof, mature lemon/olive trees and about 2,500 m² of adjoining land — excellent outdoor space and coastal proximity (≈4 km). The building appears structurally intact and makes a realistic renovation project to create a lovely, livable home, but it will need updating of interiors, services and finishes.
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€30,000 – €53,000
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' — expect work on interiors, systems and finishes.
- Only one bathroom and no interior photos provided, so internal condition and layout details should be checked.
- Confirm utilities, property boundaries and access as the plot is large and semi‑rural.
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 66/100Monte Massico rises immediately inland from this part of the coast. The Tyrrhenian coast is close by at Baia Domizia, with the mouth area of the Garigliano river to the north. The Regional Park of Roccamonfina-Foce Garigliano covers the volcanic massif inland and the river-mouth zone. The nearest sizeable town is Sessa Aurunca itself, which has a substantial historic centre and the Roman theatre of Suessa. The area is known for Falerno del Massico vineyards and for the old coastal pinewoods and beaches of Baia Domizia.