Rustico 89 m² a Rofrano (SA)
Rustico 89 m² a Rofrano (SA). autonomo heating, caminetto, esposizione esterna, cucina.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €22,790 (€256/m²), the entry price is low, but this rustico has no stated condition and lists zero bathrooms, suggesting substantial renovation; estimated all-in cost is about €85,090 (€956/m²), well above comparable Campania homes. Rofrano is 19 km from the sea, and the listing does not say whether the property is currently habitable.
More on the house and the area
This is an inexpensive 89 m² rural property with potential land and agricultural surroundings, but no attractive setting or historic features are actually proven by the gallery. With no bathroom and unknown conservation status, it should be treated as a renovation project rather than a ready-to-live-in Italian home.
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€17,000 – €31,000
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.
- The property is marketed as a rustico, with no verified details on its structural condition or finishes.
- No bathroom is listed, so it is not currently demonstrated to be a usable home.
- Auction sale may involve planning irregularities and buyer-funded regularization.
- There are no property photographs proving views, character, garden quality, or livability.
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 68/100Inland Cilento: hilly to mountainous terrain of the southern Apennine foothills with Mediterranean woodland, pasture and small-scale agriculture (olive trees and mixed arable/woodland). The settlement lies within or adjacent to the territory of the Parco Nazionale del Cilento, Vallo di Diano e Alburni. There are no ski lifts in the area. Local services and larger shops are found in the nearby Cilento towns and valley service centres on the coast and inland; road links connect the hill villages to those towns. The area is part of the rural interior of the Cilento, with agricultural and forestry land use and local food traditions.