Casa indipendente in Via San Michele 25
Villetta indipendente con giardino in vendita a San Michele, a soli 4 km da Cassino In esclusiva proponiamo la vendita di una villetta indipendente con giardino in zona panoramica a San Michele, a soli 4 km da Cassino. Una soluzione ideale per chi desidera tranquillità, privacy, spazi generosi e comfort, senza rinunciare alla vicinanza ai servizi. L’abitazione principale,...
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
Price is EUR 230,000 for 210 m² (1,095 EUR/m²); adding an estimated 200 EUR/m² renovation gives an effective 1,295 EUR/m², well above the regional baseline of 677 EUR/m², so the property is overpriced. The listing does not state the property's condition, energy class or building year.
More on the house and the area
Beautiful, fully renovated villa with high‑end finishes, decorative ceilings, a welcoming fireplace and move‑in ready bathrooms and kitchen. Generous terraced outdoor spaces and a planted garden give privacy and outdoor living — a very liveable, stylish home rather than a project.
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€14,000 – €23,000
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.
- Not a budget bargain — price is well above typical 'cheap' listings.
- About 32 km from the sea (not coastal).
- Multi‑level layout and many outdoor steps may be awkward for limited mobility; terraces and garden need routine upkeep.
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 sits in the Liri valley at the foot of the central Apennines, with Monte Cairo and the mountains around Cassino within the 15 km radius. The Rapido and Gari river system is part of the local landscape here. The area lies beside the Parco Regionale dei Monti Aurunci only farther west, so that does not define the immediate setting. The nearest sizeable town is Cassino, which has full services, a university and the abbey of Montecassino on the hill above the town. The area is also known for the Montecassino battlefields of the Second World War.