Rustico/casale
Terreno edificabile di circa 8000 mq ricadente in zona ad edificazione diretta, indice di edificabilità alto, situato a poche centinaia di metri dal centro paese. Possibilità di costruire tra i 1500 e i 1600 mq di villette e appartamenti. Inoltre sul terreno troviamo un casale in pietra di circa 140 mq avente copertura rifatta di recente e con possibilità di...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
Price €75,000 with a 140 m² casale and large 8,000 m² buildable plot; I estimate €700/m² to renovate the casale (roof recently redone but interior not described), giving an effective cost ≈ €173,000 or ≈ €1,235/m². That is well above the regional median €614/m², so this looks overpriced for a farmhouse; the listing does not state interior condition or building year.
More on the house and the area
Large olive-covered hillside plot with pleasant valley views and a small stone casale whose roof appears recently redone. The property feels characterful and close to town, but the building will likely need interior work before it’s a comfortable full-time 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€1,584,000 – €2,808,000
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.
- Casale shown only from outside — interior photos missing and likely needs renovation.
- Steep/terraced terrain could complicate access, landscaping and construction.
- Confirm utilities, road access and planning/building permissions despite listing stating 'edificabile'.
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 67/100The cluster sits in the middle Liri valley, with the Ernici mountains close to the north and the wider Apennine relief visible around the basin. The river Liri runs through this part of the province and shapes the plain between the hill towns. Monti Simbruini Regional Park lies to the northwest, with the nearest higher Apennine terrain and walking areas reached by road in well under an hour, while the nearest ski lifts are those of Campocatino above Guarcino at about a 45-minute drive. The nearest larger town is Sora, which has the main services and shops for this side of the valley, while Frosinone is the provincial capital for higher-order services. Monte San Giovanni Campano is known for its hilltop historic centre and castle associated with the imprisonment of Thomas Aquinas, and the wider area is known for olive groves and the agricultural valley of the Ciociaria interior.