Villa a schiera in Nettuno
In vendita a Nettuno (RM), località San Giacomo, Via Falzarego 3, porzione di villino bifamiliare su due piani fuori terra con corte esclusiva. Al piano terra: soggiorno, camera, cucina e bagno; al piano primo, raggiungibile con scala interna: camera, ripostiglio, bagno e terrazzo scoperto. Superficie convenzionale…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listing price €51,000 plus an estimated €700/m² of renovation (scadente, lavori straordinari) gives an effective ≈€1,190/m², well above the regional baseline of €600/m²; proximity to the sea (2 km) helps but does not offset the high renovation need. The ad also contradicts facts (description lists bathrooms but baths=0), which lowers confidence.
More on the house and the area
A 104 m² two‑storey town house with private gated access that is genuinely habitable but visibly tired — small rooms, old floor coverings and cosmetic/technical works needed. At €51k the price is a real bargain close to the coast, but expect renovation costs and to manage an auction purchase process before you can turn it into a comfortable home.
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€20,000 – €37,000
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.
- Interior condition tired and dated — visible worn floors, old tiles and finishes; needs renovation to be comfortable
- Photos/documentation suggest sale via auction — check legal/title and timing before bidding
- No obvious sea or panoramic view from the property (sea is ~2 km); outdoor space is a small gated courtyard only
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 46/100The Tyrrhenian coast is within the area, with long sandy shoreline around Nettuno and Anzio. The landscape just inland is the Agro Pontino plain, with flat reclaimed farmland, drainage canals and scattered pine woods. The nearest town of size is the continuous Anzio-Nettuno urban area, with a port, beaches and full daily services. Nettuno has a historic center around the medieval borgo and the Forte Sangallo. The area is known for the Allied landings of 1944 at Anzio and Nettuno.