Villa vista mare da ristrutturare
GRUPPO IMMOBILIARE DI Fabio Sparagna propone in vendita lungo la S.S. 7 Quater Domiziana una villa indipendente su due livelli con terrazzo vista mare, inserita in un lotto di circa 10.000 mq. La proprietà si sviluppa su due piani con ambienti ampi e ben distribuiti, ideali per chi desidera una soluzione spaziosa da…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing states the villa "needs ristrutturazione"; I estimate €700/m² in works so effective cost ≈ €220,000 (≈€1,100/m²) versus the local baseline of €371/m², making it significantly overpriced. Positives: large ~10,000 m² plot and sea 2 km increase appeal, but the heavy renovation needed keeps this a weak value at the asking price.
More on the house and the area
Lovely panoramic sea view and a very large 10,000 m² plot with mature trees give real lifestyle potential. The house itself is an unfinished shell with no fittings or finishes, so this is an investment/project rather than a move‑in 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€40,000 – €70,000
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.
- Unfinished shell: openings without windows/doors and unfinished upper floor — full renovation required
- No visible interior finishes, bathrooms or kitchen; utilities and systems likely absent or need reconnection
- May require building permits and structural/insulation work to make habitable
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.