Bilocale in Via Grimaldi 10
Nel cuore del Centro Storico precisamente al Vico Grimaldi Appartamento in palazzo d'epoca già locato, proponiamo in vendita un appartamento situato all'interno di un piccolo palazzo d'epoca, ideale come investimento. L'immobile è composto da: cucina con finestra; cameretta con finestra; camera da letto con…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €1,542/m², the €74,000 price is far above comparable local stock at about €544/m², even allowing for a habitable condition and the historic-center, 1-km-from-sea location. The existing €400 monthly rent provides a roughly 6.5% gross yield, but the property is energy class G, and the lease runs until September 2030, limiting immediate personal use.
More on the house and the area
This is a fully furnished, functional apartment with a fitted kitchen, bathroom, bedroom and usable tiled interiors, so it is a real home rather than a renovation shell. Its old-town setting and historic building add some local character, but the narrow lane, worn exterior and lack of views, garden or distinctive interior features make it more of a practical investment than a dream Italian home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
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.
- Currently rented at €400/month with a lease running until September 2030, so it is not immediately available to live in.
- The apartment is compact at 48 sqm and has no outdoor space or notable view.
- The exterior and shared access areas show substantial peeling plaster and general maintenance needs; energy class G.
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 55/100Mount Vesuvius (Vesuvio) rises immediately inland; the volcano and its slopes are within about 15 km and are part of Parco Nazionale del Vesuvio. The town sits on the Gulf of Naples coast. The archaeological sites of Ercolano (Herculaneum) and Pompei lie within the local area and are part of the UNESCO World Heritage property covering the archaeological areas. The coastal corridor between Naples and Torre Annunziata is largely continuous built-up and industrial/port frontage. The Circumvesuviana commuter rail serves the town, linking it with Naples, Ercolano and Pompei. Naples is the nearest large city, with a major port, the National Archaeological Museum, and an international airport serving the region. The local economy and craft tradition include coral and cameo workshops and related jewellery production. Vineyards and specialised agriculture occur on Vesuvius’s volcanic slopes (Lacryma Christi production in the wider Vesuvian area).