Casa indipendente 5 locali, 79 m² in Via Spiridione Semenzat
Casa indipendente in asta a Fondi (LT) – Via Spiridione Semenzato 287 (CAP 04022) Il villino unifamiliare è ubicato a Fondi (LT), in Via Spiridione Semenzato n. 287, all'interno del 'Villaggio Columbus'. Questa area si trova tra il Comune di Terracina e quello di Fondi, in una zona prevalentemente rurale che affaccia…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Damp
See what needs doing and what each job costs
This is a judicial auction (listing states 'in asta') and the description calls the villa 'pessimo' needing substantial restoration; I estimate €1,100/m² (≈€86,900 total), making the effective price ≈€130,690 (~€1,654/m²) versus the regional baseline €583/m², so this is a risky auction purchase with contradictory 'Renovated' metadata.
More on the house and the area
Small single‑storey villino inside the Villaggio Columbus near Lago di Fondi with a private courtyard and two small outbuildings — pleasant lakeside/residence context and a very low auction price. The building is roofed and usable but in poor condition (infiltrations, degraded cladding) and will need substantial structural/interior renovation, so it’s a compelling bargain for someone ready to restore rather than move in immediately.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€31,000 – €46,000
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.
- Described in the report as in 'pessimo' stato: significant water infiltration and degraded external panels — needs substantial restructuring
- Structural frame is metal with prefabricated panels/tavolato: may require insulation and structural/thermal upgrades
- Second bathroom is disused and the property has no garage (box auto)
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 79/100The Ausoni Mountains rise immediately inland from Monte San Biagio. Lake Fondi lies nearby, and the Tyrrhenian coast begins a few kilometres away around the plain of Fondi and Terracina. The area is part of the Monti Ausoni e Lago di Fondi Regional Natural Park. Terracina is the nearest larger town, with services, a railway station and the historic hill town with the Temple of Jupiter Anxur above the coast; Fondi is also close, with a substantial historic centre and the baronial castle. Sperlonga, on the nearby coast, is one of I Borghi più belli d'Italia and has Bandiera Blu beach status. The area is known for the coastal plain between the mountains and the sea, olive growing on the foothills, and access to the Riviera di Ulisse stretch of coast.