Casa indipendente 89 m² in Via Della Fortuna 21, Amaseno (FR
Casa indipendente in asta a Amaseno (FR) – Via Della Fortuna 21 L'immobile in asta si trova ad Amaseno (FR), in Via Della Fortuna 21, all'interno del centro storico. Si tratta di una porzione di fabbricato civile che si sviluppa su due piani, terra e primo. La zona è classificata come 'ZONA EDILIZIA A' dal PRG del…
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
- Wiring
- Plumbing
- Heating
See what needs doing and what each job costs
This is a judicial auction property and the description reports severe neglect and vandalism despite the 'Renovated' label; that contradiction is a major risk. Using a full restoration estimate of €1,100/m² gives an effective price ≈ €1,381/m² (€122,930 total) versus the local median €580/m², so I treat this as a trap.
More on the house and the area
Independent, small town‑centre house with genuine historic/masonry character and a very attractive auction price, but the interior is in poor repair with humidity, mold and vandalism and the heating/electric/plumbing are not functioning. Not a ruin, but it requires substantial renovation (systems replacement and remediation) before comfortable living — a realistic project for a buyer who wants a low‑cost entry in a historic village.
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€35,000 – €52,000
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.
- Pessimo stato manutentivo: evidenti umidità, muffa e danni, specialmente al piano terra.
- Impianti presenti ma non funzionanti; caldaia asportata — servirà rifacimento/controllo degli impianti.
- Accesso da scala esterna nel centro storico; nessun box o pertinenze esterne/giardino.
- Vendita all'asta: verificare perizia, visite e termini dell'offerta prima di partecipare.
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 Amaseno valley at the foot of the Lepini Mountains. The Amaseno river runs through this area. To the southwest, within this radius, the land rises toward the Monti Ausoni and Aurunci system, and parts of the Monti Ausoni e Lago di Fondi Regional Park are nearby in this sector of southern Lazio. The nearest larger centres in daily use are Frosinone and Latina, while Terracina on the Tyrrhenian side is the main coastal town in this part of the province. The area is known for mixed farmland in the valley and olive-growing on the surrounding hills, with the mountain chain forming the main landscape feature.