Casa indipendente in Via Fontana Pendino
Nel centro di Guardia Sanframondi (Bn), poco distante dal Municipio e da Corso Umberto, proponiamo in vendita un piccolo fabbricato su due livelli, libero su due lati, insistente all'angolo tra via Fontana Pendino e via Pastine. Al piano terra è collocato un vano con doppio accesso, una scala in legno serve il piano…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €20,000 (€333/m²), the price looks low, but the building is completely to renovate: estimated all-in cost is about €86,000, or €1,433/m², far above the €358/m² local comparison level. Its central location and 26 photos help, but the lack of bathrooms and full-restoration requirement make this a weak renovation deal.
More on the house and the area
This is a compact old-town building with weathered stonework, a traditional tiled roof, wooden doors, and a small balcony that give it modest historic character. However, the interior is a rubble-filled bare shell with no bathroom or kitchen, so it is a major renovation project rather than a livable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
- Completely to be renovated and currently uninhabitable.
- No bathroom or kitchen is shown or listed.
- The balcony and roofline appear aged and require structural inspection.
- Located directly on a street corner with no garden or private outdoor space.
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 68/100The cluster sits on the eastern side of the Matese area, with the Matese mountains within about 15 km to the north. The Calore Irpino river valley is part of the local landscape below the hill towns of this part of the Sannio. The nearest substantial town is Benevento, which has rail links, services, and major Roman monuments including the Arch of Trajan and the Roman theatre. Guardia Sanframondi is known in Campania for wine production in the Sannio area, especially Falanghina and Aglianico, and for its large historic centre on the hill.