Villetta a schiera in Piazza Italo Gemini
San Felice Circeo – Zona Centro Scopri il fascino di questa villa a schiera centrale in stile moresco degli anni ’70, parzialmente ristrutturata e situata nel cuore di San Felice Circeo, in una posizione comoda e privilegiata, a soli 500 metri dal mare e a pochi passi dal centro. La villa si sviluppa su due livelli fuori terra. Al piano...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Effective cost ≈ €3,943/m² (€550,000 + ~€29k work at €200/m² on 147 m²) versus regional baseline €601/m²; seaside location helps but does not justify a ~6.6× premium, so this is overpriced. Description notes it is partially renovated and there are 18 photos, but the price is far above comparable stock.
More on the house and the area
Bright, recently refreshed interiors and a large, private tiled courtyard with covered outdoor kitchen make this an immediately livable, very attractive family home. The rooms are airy with a big living room and good indoor–outdoor flow, and the garden/terraces sell the coastal lifestyle even if a sea view isn’t visible in the photos.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €16,000
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.
- No obvious sea view from the photos despite being very close to the beach.
- Only two bathrooms shown for a large 7‑bed layout — could be tight for a big household.
- Central location means less privacy/noise compared with a secluded villa.
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 82/100Monte Circeo, a limestone promontory rising to about 541 m, occupies the headland immediately adjacent to San Felice Circeo. The town sits on the Tyrrhenian coast and the immediate area includes coastal dunes and coastal lagoons such as Lago di Paola and Lago di Sabaudia. Parco Nazionale del Circeo (Circeo National Park) protects the promontory, adjoining woodlands, dunes and some coastal lakes; parts of the park lie within the 15 km radius. Grotta Guattari on Monte Circeo yielded Middle Paleolithic human remains and other archaeological finds. There are no ski lifts within the 15 km radius; the nearest mountain ski areas are well inland. Nearest towns of size are Sabaudia (to the north) and Terracina (to the south); Sabaudia sits beside Lago di Sabaudia and has seaside amenities, while Terracina has a historic centre including the Temple of Jupiter Anxur. Regional transport is by coastal roads with rail and larger services in nearby towns; the nearest major airport is Rome–Fiumicino at roughly 100 km by road. The area is associated with the classical myth of Circe and with the national park's coastal, woodland and lagoon environments.