Casa
Roccasecca (F) Via Santa Maria Nuova, in posizione centrale, a pochi passi dalla piazza principale della cittadina e da tutti i principali servizi, proponiamo in vendita CASA, per totali mq 200 circa, composta da Piano Terra: ingresso indipendente , sala, cucina, bagno; Piano Primo, 4 camere, bagno + piccola corte con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Kitchen
See what needs doing and what each job costs
Large 200 m2 town house in central Roccasecca for €59,000; description says “discreto stato” and there are 47 photos, so I estimate light renovation ~€200/m2 (€40,000). Effective price ≈ €99,000 → ~€495/m2 versus local median €600/m2, making this a solid discounted, livable renovation project.
More on the house and the area
Solid, roofed 3‑storey town house (≈200 m²) in the centre of Roccasecca with original vintage tiles, balcony and a panoramic terrace — a real, usable home that needs renovation. Excellent price for a move‑in-after-refresh or renovation project, but expect updates to services, windows and some plaster/ceiling repairs.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€13,000 – €22,000
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.
- Needs full cosmetic / system upgrade (kitchen, bathrooms, windows, likely heating/electrics)
- Street-facing with limited privacy and only a small courtyard
- Minor ceiling/plaster damage visible in photos
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 58/100The cluster lies in the Liri valley under the Monti Aurunci and near the western end of the Ciociaria hill country. The Melfa and Liri river system shapes the immediate area, with a mix of valley floor and limestone slopes. Montecassino and Cassino are the nearest larger urban centre, with full services, rail connections and the A1 motorway. The Monti Aurunci Regional Park is to the west but largely beyond the immediate 15 km landscape from Roccasecca. Roccasecca is known as the birthplace of Thomas Aquinas, and the ruined castle site above the town is the main local historic landmark.