Villa unifamiliare in Sessa Aurunca
Proponiamo in vendita a Sessa Aurunca, precisamente a Piedimonte, in zona Limata, una villa singola disposta su due livelli e libera su quattro lati. Al piano terra troviamo una cucina con camino, una camera da letto, un bagno e un comodo ripostiglio. Il primo piano, accessibile tramite una scala esterna in ferro, è…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Large 500 m² villa offered at €70,000 but needs renovation estimated here at €500/m² (~€250,000), giving an effective price of ~€320,000 (≈€640/m²) which is well above the regional baseline of €371/m²; 3 km from the sea helps, but the high implied unit cost makes this an overpriced renovation project.
More on the house and the area
A roomy, characterful villa with extensive paved outdoor living, a covered portico and a rooftop terrace that enjoys pleasant hill views and easy access to the sea. The building appears structurally sound and immediately usable but needs cleaning, cosmetic updating and some repair to outdoor structures — excellent value for a buyer willing to refresh it.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€58,000 – €98,000
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.
- Property needs maintenance and cosmetic renovation (listed as 'needs renovation').
- Exterior plaster and decorative finishes show wear and some outdoor structures (metal pergola) will require repair.
- No photos of fully renovated interior rooms — expect updates to kitchen/bath finishes.
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 68/100Monte Massico is the main relief in this area, with the Aurunci Mountains farther inland. The Tyrrhenian coast is within the local area, with the long sandy shore of Baia Domizia on the Gulf of Gaeta. The Garigliano River reaches the sea just to the north. The Regional Park of Roccamonfina-Foce Garigliano covers part of the wider local landscape around the lower Garigliano plain and volcanic hills inland. Sessa Aurunca is the nearest town of size, with a substantial historic centre and Roman remains including the theatre. The area is known for the Falerno del Massico wine zone and for coastal holiday settlements at Baia Domizia.