Terratetto unifamiliare
Soluzione su più livelli a Santa Lucia (Via Antonio Adinolfi) Proponiamo in vendita una caratteristica soluzione con ingresso semindipendente, situata nel cuore di Santa Lucia, precisamente in Via Antonio Adinolfi, da ristrutturare con progetto di riqualificazione pronto. L’immobile si sviluppa su 3 livelli più…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Asking €1,092/m² is ~2.7x the town median of €409/m², though the median baseline likely mixes rural/varied stock and may not reflect central Cava de' Tirreni townhouses. The property needs a full gut renovation across 3 levels plus attic/terrace, meaning ~€700-900/m² renovation cost on top of purchase, pushing all-in to roughly €1,800-2,000/m². No sea distance or energy class data, and the description explicitly disclaims the stated surface as 'indicative and non-binding,' which is a valuation risk. A ready renovation project and semi-independent entry with no condo fees are positives, and only 4 days on market. But at this price relative to baseline plus heavy reno needs, upside is thin unless the €409 median is materially understating the central-zone market.
More on the house and the area
The one genuine standout is the ornate cement-tile flooring with geometric triangle patterns and Greek-key borders in the upper living rooms, plus vintage hexagonal red/grey tiles elsewhere - authentic mid-century character worth preserving. Otherwise this is a tired, needs-total-renovation townhouse in Cava de' Tirreni. The awkward one-room-per-floor vertical layout, derelict attic with damaged roof, visible mould, and stripped kitchen keep the wow low. Distant hill-town views are pleasant but ordinary. At ~1,092 EUR/m2 it is fairly priced for the area, not a dramatic bargain. Charming details, but no scroll-stopping moment.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€17,000 – €30,000
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.
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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.
- Completely needs renovation - full gut job including roof
- Cramped vertical layout: one room per floor across 3 levels
- Attic and lower floors in derelict condition with exposed damaged roof timbers
- Damp/mould visible on walls
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 58/100The cluster lies in the Sarno valley at the foot of the Monti Lattari. The Sarno river system runs across this plain. The nearest coast is the Gulf of Salerno, with the built-up shore around Salerno and Vietri sul Mare nearby but outside the immediate inland setting. The Monti Lattari regional park is on the ridge to the south-west. Salerno is the nearest city of size, with rail links, port, motorway access, hospitals and the historic centre around the cathedral. The area is known for densely settled valley-floor towns, orchards and vegetable cultivation in the plain, and for the routes that climb from the valley toward the Amalfi side of the Lattari.