Casa indipendente in Via Papa Giovanni XXIII, 12, Sant'Angelo a Cupolo,
Sant’Angelo a Cupolo (BN) - Via Papa Giovanni XXIII, 12, 82010 Montorsi BN- Trasforma il tuo Sogno in Realtà: Casa Indipendente con Vista Dominante e Giardino Privato Scopri il potenziale inespresso di questa splendida proprietà indipendente di 160 mq. Situata in una posizione dominante con visuale libera, questa…
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
Priced at 446 EUR/m2 vs baseline median 375, so modestly above baseline but low absolute price for a 175 m2 detached villa with 600 m2 garden, garage, panoramic view. Built 1990, needs renovation—reno budget ~500 EUR/m2 for a livable interior refresh. Minor contradiction: facts state 175 m2 while description repeatedly cites 160 m2, and beds=8 conflicts with the described 3 bedrooms. Fresh listing (1 day). Missing energy class and sea distance. Decent upside if the renovation stays cosmetic; verify actual surface and room count before committing.
More on the house and the area
Detached two-level house in inland Campania (Benevento) at a low 446 EUR/m2, offered as a renovation project. The main draw is the panoramic hilltop view over the valley, visible from balconies and the ~600 sqm garden with pergola, vineyard and olive trees. However the property is otherwise ordinary: weathered stucco facade, dated 1990s interiors, one bland renovated living room and outdated bathrooms. The garden is dry/scrubby with prominent utility poles and overhead cables intruding on the vistas. No standout architecture or unusual location. The bargain price plus view and land give modest appeal, but nothing scroll-stopping.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€20,000 – €34,000
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.
- Needs full renovation
- Dated interiors and bathrooms (green suite, worn tiling)
- Overhead power lines and pole clutter the garden views
- Exterior facade weathered and stained
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 is in the inland hills west of Benevento, in the Sannio area at the edge of the Campanian Apennine foothills. The Sabato River valley is the main local landform, with mixed farmland, olive groves and wooded slopes around the villages. Benevento is the nearest town of size, with a substantial historic centre and major Roman remains including Trajan’s Arch and the Roman theatre. The area is known for Sannio wine and olive oil.