Fabbricato in vendita a Guardialfiera
Proponiamo in vendita esclusiva un Fabbricato di circa 190 mq commerciali (circa 164 mq calpestabili) che si compone di tre elementi principali, perfettamente integrati tra loro: 1. L'Abitazione (circa 45 mq) sviluppata interamente su un unico livello al piano terra, comoda e facile da gestire. Gli spazi interni sono…
What it really costs
See what needs doing and what each job costs
Listed as a 190 sqm apartment at 253 EUR/m2 vs baseline median 690, appearing cheap. But the real breakdown contradicts the headline: only ~45 sqm is actual habitable dwelling; the remaining ~119 sqm is a deposito/storage structure plus ~10,590 sqm of land with olive trees. So the effective per-m2 for livable space (48000/45 = ~1067 EUR/m2) is well above baseline, and the low blended figure is inflated by non-residential area. Condition, building year, and energy class all missing (APE 'in elaborazione'). Fresh listing (1 day). The home is single-level and functional, and the land/lake proximity add value, but the price is not the bargain the m2 metric suggests. Renovation likely modest for the dwelling itself but the storage building would need work to convert. Fair overall given ambiguity.
More on the house and the area
Fixer-upper rural fabbricato in Molise with a modest 45sqm single-level dwelling, large 119sqm depot, and ~10,590sqm of land with olives. The genuine appeal is the setting: lake views (250m away), rolling green hills, and Molise countryside seen in the exterior/land photos. Interiors are dated and rough (cracked walls, bare tiled bathroom, cluttered storage), and the building exterior is plain and worn. Cheap at €48k but not a scroll-stopper—land and view carry it. Bargain-priced but condition is poor and structure unremarkable.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€22,000 – €37,000
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.
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 area is a hill country above the Biferno valley, with the Lago di Guardialfiera reservoir immediately below the town. The lower Biferno valley shapes the landscape here, with cultivated slopes and small historic centres on the ridges. Campobasso is the nearest larger town with full services and a rail connection on the coast is available at Termoli. This part of Molise is known for grain fields, olive groves and a quiet inland landscape between the Apennine interior and the Adriatic side.