Via Madonna Delle Grazie, 45, Boville Ernica
Tribunale: Frosinone RGE: 90/2025 PVP: 4631114 LOTTO UNICOBene N° 1 – Fabbricato civile, Boville Ernica (FR) – Via Madonna delle Grazie 45, piano S1 – T – 1 – 2 – Fg. 14, Part. 798, Sub. 5, Cat. A2 – Proprietà 1/1Bene N° 2 – Fabbricato civile, Boville Ernica (FR) – Via Madonna delle Grazie 45, piano 1 – 2 – Fg. 14,…
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.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (Tribunale Frosinone, RGE 90/2025) and must be bought through the court process. Price €82,406 for 325 m2 with estimated renovation €700/m2 → total ≈€309,900 (≈€954/m2), well above the Lazio baseline €583/m2, so it’s a high‑risk auction purchase.
More on the house and the area
Photos show bright, contemporary interiors with attractive hardwood floors, a modern kitchen and finished bathroom surfaces that feel liveable. However the official sheet lists the building as needing renovation, some sanitary fixtures appear incomplete, and the ad warns the images may not depict the real unit — verify the real condition and paperwork before bidding.
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€64,000 – €114,000
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.
- Listing states these images are indicative and may NOT be photos of the actual unit (must verify).
- Official condition: "Needs renovation" — some bathroom fixtures look unfinished in photos.
- No visible private outdoor space, notable view, or historic character in the pictures.
- Property is sale-by-auction — legal/bureaucratic steps and checks required before purchase.
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 68/100The cluster sits in the Ernici area, with the Monti Ernici rising immediately north and east of Veroli. The Cosa valley runs below the town, and the broader Sacco valley is nearby. Monti Ausoni e Lago di Fondi Regional Park is not within the 15 km radius, but the upland around Prato di Campoli on the Ernici side is the local mountain landscape used from Veroli. The nearest substantial town is Frosinone, which has the province’s main services, rail connections and larger retail areas. Veroli itself has a preserved historic hill town and is known for the abbey of Casamari just outside the centre, one of the main Cistercian monasteries in Italy. The area is known for olive-growing and for the transition from the Ciociaria hills to the first Apennine relief.