Bilocale in centro storico
Nel cuore del centro storico della città, vicino a tutti i servizi proponiamo in vendita graziosa soluzione semi indipendente completamente da ristrutturare divisa in due unità abitative. La prima a piano terra di c.a. 30mq. La seconda unità, sita al primo piano sempre di c.a. 30mq composta da angolo cottura con…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price €667/m² is ~14% above the local median (€583/m²), so no discount on a needs-renovation property. Energy class G and 'completamente da ristrutturare' confirm full gut renovation needed (~€700/m²). Split into two ~30m² units is flexible for rental/investment. Fresh listing (5 days). Building year missing. Modest score: habitable historic-center location but priced above baseline for a full-reno unit, leaving thin margin after renovation.
More on the house and the area
A semi-detached two-unit property in Benevento's historic center at a low price (€40k, €667/sqm). The exterior has some charm: a corner house with terracotta-toned plaster, exposed stone archways and old wooden doors on a quiet piazzetta. Interiors are modest with terrazzo-tiled floors and exposed wood-beam ceilings on the upper unit, giving mild historic character. However, the ground-floor unit is in raw, near-derelict condition (exposed rubble walls, dug-up floor). No standout views, no natural setting, no stunning interiors. The bargain price plus historic-center archways provide moderate appeal but nothing scroll-stopping.
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€12,000 – €21,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Fully needs renovation including major structural work on ground floor
- Ground-floor unit is essentially an excavated/gutted shell with exposed dirt and rubble
- Small (~60sqm split into two ~30sqm units)
- Energy class G
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 55/100The cluster is in the built-up area of Benevento, so the immediate setting is an inland city in the Calore Irpino and Sabato river valley rather than open countryside. The Apennine hills close the horizons around the city, with the Taburno-Camposauro massif to the west and the higher Sannio and Irpinian uplands within the wider surrounding area. The nearest substantial town is Benevento itself, which has the normal services of a provincial capital and a notable Roman and medieval core including the Arch of Trajan and the church of Santa Sofia, a UNESCO-listed Lombard site. The area is known for Sannio vineyards and hill agriculture.