Casa bifamiliare in Via Quercia Pelosa 24
In una zona tranquilla e riservata di Monte San Giovanni Campano, proponiamo in vendita un palazzetto semindipendente completamente da ristrutturare, ideale per chi desidera realizzare una casa su misura e creare un autentico angolo di pace, senza rinunciare agli spazi e ai comfort di una soluzione indipendente.…
What it really costs
See what needs doing and what each job costs
The listing is explicitly 'completamente da ristrutturare', so I estimate a full restoration at about €1,100/m²; that puts the effective cost around €1,264/m² (€35k + ~€235k works) for 214 m². That is above this low-stock baseline of €611/m², but the very low entry price, large size, semidetached townhouse format and 21 photos make it a strong renovation-project candidate rather than a weak listing.
More on the house and the area
This is a very cheap, very large townhouse with basic livable-looking sections, but the overall feel is practical rather than dreamy. Photos show an ordinary exterior and dated interiors, with clear signs of significant renovation needs including damp and damaged service areas. It could become a usable home, but right now the wow comes mostly from the low price and size, not from beauty.
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€85,000 – €125,000
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.
- Completely to be renovated per the listing description.
- Some rooms show heavy damp/blackening and one bathroom appears very deteriorated.
- Exterior and interiors are plain, with no proven view or standout character.
- Small front/garden area looks neglected and not yet enjoyable.
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 67/100The cluster sits in the middle Liri valley, with the Ernici mountains close to the north and the wider Apennine relief visible around the basin. The river Liri runs through this part of the province and shapes the plain between the hill towns. Monti Simbruini Regional Park lies to the northwest, with the nearest higher Apennine terrain and walking areas reached by road in well under an hour, while the nearest ski lifts are those of Campocatino above Guarcino at about a 45-minute drive. The nearest larger town is Sora, which has the main services and shops for this side of the valley, while Frosinone is the provincial capital for higher-order services. Monte San Giovanni Campano is known for its hilltop historic centre and castle associated with the imprisonment of Thomas Aquinas, and the wider area is known for olive groves and the agricultural valley of the Ciociaria interior.