Appartamento in Falciano del Massico
porzione di fabbricato sito in falciano del massico vicolo de stasio n. 17
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €156/m², the asking price is 71% below the local €542/m² median, but the listing only identifies a portion of a building and gives no condition, layout, habitability, utilities, or title details. Assuming substantial renovation at about €700/m², the effective cost reaches roughly €856/m², making this a speculative project rather than a clear bargain.
More on the house and the area
This is a genuine, roofed apartment with tiled floors, a functioning-looking bathroom, and basic residential fittings, but the photos show a very worn and poorly maintained interior. There is no visible view, garden, historic character, or standout setting to create a dream-home appeal.
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€24,000 – €42,000
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.
- Visible damp/mold staining and badly deteriorated plaster suggest substantial renovation.
- The rooms are cluttered and dated, with no attractive architectural features or views shown.
- Auction listing; legal status, utilities, layout, and actual bathroom count should be verified.
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 61/100Monte Massico rises directly above the area. The Volturno plain lies to the north and east, and the Tyrrhenian coast around Mondragone and Baia Domizia is nearby, with the mouth of the Garigliano not far to the northwest. The nearest larger town is Sessa Aurunca, which has a substantial historic centre and services; Caserta and Naples are farther away for higher-order services and transport. The area is known for Falerno del Massico wine from the slopes and plain around Monte Massico.