Italy farmhouse Move-in ready

2 bedrooms country house, 125 m² Ceccano, Frosinone (province)

Ceccano, Lazio, Italy

€125,000

2 bedrooms country house, 125 m² Ceccano, Frosinone (province)

Key facts

Bedrooms
2
Bathrooms
1
Interior
125 m²
Type
farmhouse

Features

  • Move-in ready

About this property

WHAT YOU NEED TO KNOW ABOUT THE PROPERTY In the heart of Ceccano's historic center, in Piazza Vecchia, we offer for sale a splendid historic home of approximately 125 square meters, a charming residence that preserves all the authenticity of the traditional local architecture. THE PROPERTY From the entrance, you are greeted by an elegant stone portal that leads into a unique space, where every detail tells the story of the property. The exposed wooden beams, the characteristic local stone walls, and the original finishes give the spaces a warm, refined, and timeless atmosphere. The home is on the mezzanine floor and features a splendid open-plan living area, comprising a spacious living room embellished with a magnificent, oversized historic stone fireplace, the true focal point of the home, creating a welcoming atmosphere brimming with personality. The built-in kitchen, perfectly integrated into the style of the home, completes an ideal space for enjoying convivial moments in an authentic setting. Crossing the corridor finished with elegant parquet you enter the sleeping area, consisting of two spacious bedrooms, both bright and comfortable. The master bedroom features a charming panoramic balcony offering splendid open views of the valley, offering glimpses of rare beauty and an atmosphere of absolute tranquility. Serving the sleeping area is an elegant brick bathroom, complete with a large shower and finished with materials that perfectly reflect the rustic and refined style of the entire home. Thanks to its double exposure and numerous windows, the house enjoys excellent natural light that enhances every room, highlighting the contrast between the warmth of the wood, the solidity of the stone, and the elegance of the finishes. Located in the heart of the medieval village of Ceccano, this property is ideal for those who want to live in a setting rich in history and charm, without sacrificing generous and comfortable spaces. At the same time, it represents an inte

Location

Approximate location based on the listing's town. Confirm the exact address with the agent.

How to buy this property

Typical process in Italy — 2–4 months from accepted offer to keys. Tell us where you're buying from:

What's different for you

  • If this will be your main home (and you’ll be resident in that comune within 18 months), the “prima casa” rate cuts registration tax from 9% to 2% of the cadastral value.
  • A main home is also exempt from the annual IMU property tax.

What's different for you

  • No restrictions. You need a codice fiscale (tax code), which is free and quick to get from a consulate or the Agenzia delle Entrate.
  • As a second home you’ll pay 9% registration tax on the cadastral value and annual IMU (around 0.86–1.06% of the revalued cadastral value).
  • If you move here and become resident within 18 months, you can claim the 2% prima casa rate.

What's different for you

  • Italy applies “reciprocity”: you can buy if Italians can buy in your country. UK, US, Canada and Australia all qualify, and the notary confirms this.
  • Owning property doesn’t give you a visa. Living here needs an elective residence visa or similar, otherwise you are limited to 90 days in any 180.
  • Italian mortgages for non-EU non-residents are rare and capped at about 50–60% loan-to-value. Most buyers pay cash or borrow at home.
  • The notary must be sure you understand the deed. If you don’t speak Italian, a sworn translator and an English version are required (budget about €500–€1,000).

Next steps

  1. 1

    Get a codice fiscale

    1 day – 2 weeks

    Every buyer needs an Italian tax code before signing anything. It’s free from an Agenzia delle Entrate office or an Italian consulate.

    For you: You already have one — skip ahead.

  2. 2

    Written offer (proposta d’acquisto)

    1–2 weeks

    A written offer, usually with a deposit cheque. Once the seller accepts it, it becomes binding on both sides, so get the survey checks underway first or make it conditional.

  3. 3

    Survey and compliance checks

    2–6 weeks

    A geometra (surveyor) checks that the building matches the cadastral plans and the planning permits (conformità urbanistica e catastale). Your lawyer checks title and debts.

  4. 4

    Preliminary contract (compromesso)

    2–6 weeks after the offer

    You pay a deposit of 10–30% (caparra confirmatoria). If you pull out you lose it; if the seller pulls out they pay double. The contract must be registered within 20 days.

  5. 5

    Rogito at the notary and keys

    1–3 months after the compromesso

    You sign the final deed before the notary, pay the balance and the taxes, and get the keys. The notary then registers the transfer.

    For you: You can sign through a power of attorney (procura) made at an Italian consulate abroad.

    For you: You can sign through a power of attorney (procura) made at an Italian consulate abroad.

Buying costs on €125,000

Registration tax (imposta di registro)

9% of the cadastral value (2% for a main home)

The cadastral value is usually well below the market price (often 10–60% of it), so the real cost is typically 1–5.5% of the price. Buying from a developer means 10% VAT on the price instead.

 €1,250–€6,875

Estate agent fee (buyer’s share)

2–4% + 22% VAT

In Italy both the buyer and the seller usually pay the agent.

 €3,000–€6,125

Notary

≈ €2,000–€5,000

Plus about €100 in fixed mortgage and cadastral taxes.

 €2,000–€5,000

Geometra survey and lawyer (recommended)

≈ €1,500–€4,000

A sworn translator for non-Italian speakers adds about €500–€1,000.

 €1,500–€4,000
Estimated total on top of the price €7,750–€22,000

Pitfalls to watch

  • Unregistered works (abusivismo): extensions, pools or converted outbuildings that don’t match the cadastral plans can stop the sale or need a costly amnesty. Get the geometra report before the compromesso.
  • The proposta becomes binding once accepted. Don’t sign one “to hold the house” unless you’re prepared to go through with it.
  • Rural houses: check road access (servitù di passaggio), the water source (mains or a well) and the septic system. Many cheap farmhouses have none of these sorted.
  • “€1 houses” come with a binding renovation commitment (often 1–3 years) and a guarantee deposit. Budget for the full renovation, not the €1.
  • Seismic risk: much of central and southern Italy is in high-risk earthquake zones. Check the zone, and whether the building has been seismically improved.
  • Declare the full price in the deed and never pay part in cash — it’s illegal and voids your protections.

General guidance, last reviewed October 2026 — not legal or tax advice. Rules change and every purchase is different, so confirm with an independent local lawyer or notary before you sign anything.

Buying property in Italy

Read our complete guide — fees, visas, taxes, and everything overseas buyers should know before making an offer in Italy.

Read the Italy buying guide