Casa indipendente in Via San Luca
Immobile allo stato grezzo su due livelli Valentis Real Estate propone in vendita Nel comune di Santi Cosma e Damiano, in contrada San Luca, proponiamo in vendita un fabbricato allo stato grezzo da ultimare, ideale per chi desidera personalizzare gli spazi secondo le proprie esigenze. L’immobile si sviluppa su due livelli, per una superficie di circa 200 mq per piano,...
What it really costs
See what needs doing and what each job costs
Listing is a shell (“allo stato grezzo”) requiring full finishing estimated at €1,100/m² → renovation ≈ €440,000; effective price €588,000 or ≈ €1,470/m², well above the regional baseline of €677/m², so the net deal is overpriced despite the low asking price.
More on the house and the area
Large two‑storey raw shell set in olive trees with open countryside views and a generous plot. Visually promising for a rural home, but it needs full construction/finishing work and connection of services before it can be lived in.
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€158,000 – €234,000
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.
- Property is an unfinished 'allo stato grezzo' (raw concrete/brick shell) requiring complete completion and fit‑out
- No visible internal finishes, floors, bathrooms or kitchen and utilities are likely not connected
- Verify planning permissions and costs to finish — this is a renovation project, not move‑in ready
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 61/100The cluster lies in the lower Garigliano area, with the Aurunci Mountains rising inland to the north-east. The Garigliano river and its plain are the main landscape feature nearby, and the Tyrrhenian coast around Minturno and Scauri is close by. The Parco Naturale dei Monti Aurunci begins inland and shapes the hill country behind the coastal plain. The nearest town of size is Formia, which has full services, a port and rail connections; Cassino is the other main service centre inland. Minturno has the Roman archaeological area by the Garigliano, and the coast at Scauri is a local beach area. This part of southern Lazio is known for mixed citrus and vegetable cultivation on the plain and for the transition from coastal lowland to the first Aurunci slopes.