Casa indipendente in 6j2c+6hr Vitulano, Provincia di Benevento s.n.c, Vitulano,
CASA DI CAMPAGNA CON AMPIO TERRENO E VIGNETO, LOCALITÀ SANTO STEFANO, VITULANO (BN). Proponiamo in vendita, località Santo Stefano, Vitulano (BN), piacente casa di campagna di 150 mq, situata in zona collinare dominante, con vista panoramica libera sulla campagna circostante. La proprietà è immersa nella tranquillità e…
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
Price €518/m2 vs baseline median €375/m2 means it sits ~38% above the local median, so it is not a bargain on a per-m2 basis. Condition 'Needs renovation' implies ~€500/m2 renovation cost, pushing effective cost well above baseline. Contradictory size claims: facts list 170 sqm while description says 150 mq. The main value driver is the 11,540 sqm land parcel with 5,100 sqm vineyard, which is not captured in the €/m2 metric and could justify the premium for an agriturismo/agricultural buyer. 10 beds with only 1 bath is odd. Fresh listing (1 day). Fair rather than good because the house itself is overpriced per m2 and needs work, but the sizable vineyard land adds real optionality.
More on the house and the area
Two-story country villa in hilly Vitulano (BN) with genuinely sweeping panoramic views over vineyards and mountains, shown across multiple photos. Standout feature is the 11,540 sqm of land including 5,100 sqm of vineyard, offering strong agritourism/wine-production potential. At €88,000 for 170 sqm (€518/m2) plus extensive land, the value is attractive. However the property needs renovation, interiors are dated and plain, and there's only one bathroom. Views and land drive the appeal more than the building itself.
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 – €33,000
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.
- Exterior and interior need renovation
- Only 1 bathroom for 5 rooms/10 beds
- Watermark-heavy photos, no verified energy class or build year
- Basic dated interiors
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 lies at the foot of the Taburno-Camposauro massif in the Campanian Apennines. The Calore Irpino river runs through this part of the valley. The Parco Regionale del Taburno-Camposauro is within the local area. The nearest substantial town is Benevento, which has full services and major Roman remains including the Arch of Trajan and the Roman theatre. This part of the province is known for vineyards and wine production, especially Falanghina del Sannio.