Via San Maria Nuova, 61, Roccasecca
Tribunale: Cassino RGE: 36/2023 PVP: 4610305 Piena proprietà di fabbricato per civile abitazione, posto ai piani S1-T-1, di vani catastali 8,5. Composto da ingresso, corridoio, garage, cucina, soggiorno e terrazzo al piani T; tre camere con bagno al piano 1, oltre balconi; tre locali di sgombero e cucina rustica al…
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 listing (RGE 36/2023), so it is sold at auction rather than a standard sale. At €24,000 for 273 m² and described as 'Needs renovation' (≈€700/m² → ≈€191,100 renovation), the effective cost would be about €215,100 (~€788/m²), above the region median of €583/m².
More on the house and the area
The photos show a modern, bright interior with new-looking floors, recessed lighting and an attractive bathroom — a very liveable style if that's the actual unit. However this is an auction lot described as needing renovation and the ad warns the images may be illustrative, so expect renovation uncertainty and do full due diligence. The very low price makes this an exciting bargain but also a project with legal/technical checks required.
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€54,000 – €96,000
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 photos are labelled as indicative and may not represent the actual unit shown.
- Property is a judicial/auction lot (RGE) — purchase involves extra legal/administrative steps and risks.
- Advertised condition is 'Needs renovation' — expect works, possible missing finishes/utilities.
- Key technical details (energy class, bathrooms) are unclear in the public data — verify plans and services before bidding.
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.