Casa indipendente in Via Pescolombardo, 23, Campolattaro,
CAMPOLATTARO (BN) CASA IN PIETRA VIVA CON GIARDINO E PAESAGGIO SCONFINATO Incantevole Dimora tra Storia e Natura: Il Tuo Rifugio a Campolattaro Nel cuore pulsante di Campolattaro (BN), borgo autentico caratterizzato dalle celebri architetture in pietra e da un’atmosfera sospesa nel tempo, proponiamo in vendita una…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable 165sqm villa at 515 EUR/m2 vs town median 375 EUR/m2. Priced ~37% above baseline, but stated as habitable stone house with garden, balcony, garage, panoramic lake/mountain views. Listed 1 day (fresh). Multi-level layout with versatile ground/basement space suits B&B use. Description hints ground/basement floors need finishing ('tela bianca'/personalization), so budget light-to-moderate renovation. Solid deal for the region given views, lake proximity, and habitable status; premium over median is justified by size and features.
More on the house and the area
Solid stone facade in an authentic Sannio village with charming arched doorway and shuttered balconies provides genuine exterior character. The real draw is the sweeping panoramic view over the Campolattaro lake valley and rolling hills from the balconies (multiple photos confirm this). However, interiors are ordinary — dated tile floors throughout, cluttered lived-in rooms, worn kitchen with wall damage, and only one full bathroom. At €515/m² for 165sqm this is affordable but not a standout bargain for the region. Overall charming location and view, but nothing that stops the scroll.
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, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€19,000 – €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.
- Interior is dated and cluttered, mid-tier condition despite 'Habitable' label
- Only 1 bathroom for 6 beds/165sqm
- Kitchen and bathrooms need renovation (water damage visible on walls)
- Balcony views are attractive but partly obscured by overhead wires
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 is in the Sannio interior, with low Apennine hills and the valley of the Tammaro around it. Lake Campolattaro, the reservoir on the Tammaro, lies by the village. The area touches the WWF Oasi Lago di Campolattaro, a protected wetland and reservoir habitat. The Matese mountains rise to the north and northwest, with the nearest ski lifts around Campitello Matese at roughly an hour to an hour and a half by road. Benevento is the nearest city of size, with rail links and major Roman monuments including the Arch of Trajan and the Roman theatre. This part of the province is known for inland farming landscapes and Sannio wine and olive production.