Edificio in Via San Benedetto
La De Arcangelis Immobiliare propone in vendita un’interessante opportunità d’investimento situata nel cuore del centro storico di Fondi, nelle immediate vicinanze della zona Giudea e a pochi passi da Piazza delle Benedettine. Si tratta di un palazzotto cielo-terra indipendente distribuito su quattro livelli, per una…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €70,000 for 135 m² (listed €519/m²) in Fondi’s historic centre the asking price is modest, but assuming it needs renovation (~€700/m²) the effective cost rises to about €164,500 (≈€1,219/m²). That is far above the regional median of €430/m², so this looks overpriced despite the good central location and roof terrace.
More on the house and the area
A compact palazzotto with real historic character — arched brick doorway, exposed stone and small balconies — in the heart of Fondi. The building appears sound as a roofed shell but is visibly worn and will need significant renovation before it’s a comfortable, move-in home; good value for an owner-builder who wants a central, characterful project.
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€27,000 – €48,000
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.
- Exterior plaster, balconies and ironwork are deteriorated and will need repair (check balcony safety).
- No interior photos — expect a full cosmetic/technical renovation (bath/kitchen, floors, wiring, damp).
- Located in a tight historic centro with narrow access and likely local conservation rules to follow.
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 72/100The Aurunci Mountains rise immediately inland of Fondi, with limestone slopes and ridgelines closing the plain on one side. Lake Fondi lies just outside the town and the Tyrrhenian coast runs nearby at the Gulf of Gaeta, with long sandy beaches around the Fondi-Sperlonga coast. The Monti Aurunci Regional Park covers the mountain area above the plain. Sperlonga, on the coast, is the nearest place of strong visitor interest, with a preserved historic center and Blue Flag beaches. Terracina and Gaeta are the nearest larger coastal towns with full services, ports and historic centers. The area is known for the Fondi plain, market gardening and citrus production, with sea, wetland and limestone mountains in a small radius.