Rudere indipendente con terrazzino – Ottaviano
RUDERE INDIPENDENTE CON TERRAZZINO – OTTAVIANO. Needs renovation, garage, fibra ottica, terrazzo, esposizione doppia.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
See what needs doing and what each job costs
At €60,000 for 55 m², the asking price is already €1,091/m² versus a local reference of €358/m²; treating the described rudere as a major restoration brings the effective cost to roughly €2,191/m². The listing has good photo coverage and a garage, but the renovation burden overwhelms those positives.
More on the house and the area
This €60,000 farmhouse has genuine character, old stone walls, arches and a strong mountain view from the terrace. However, the real property is a heavily deteriorated shell with neglected rooms and terrace areas, so the attractive finished images represent a substantial renovation vision rather than a livable home today.
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€22,000 – €32,000
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.
Show more
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.
- The actual property is a ruin requiring major renovation, not move-in ready.
- Several rooms show peeling surfaces, damp/masonry deterioration, debris and outdated or missing fittings.
- Roof and terrace structures appear particularly important to inspect; the polished finished interiors appear to be renovation renderings rather than the current condition.
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 78/100Mount Vesuvius rises immediately to the southwest, and the houses sit on the inland side of the volcano on its lower slopes. The Parco Nazionale del Vesuvio begins nearby and includes the cone, lava fields and pine woods on the mountain. The nearest large city is Naples, with the full services, rail connections, port and airport of a major metropolitan area. The area is known for Vesuvian agriculture, especially apricots, tomatoes and vineyards on volcanic soils.