Casale in vendita Contrada Sambuco Ferrazzano
Contrada Sambuco poco distante dal borgo medievale di Ferrazzano (CB), proponiamo in vendita una casale/rustico cielo terra, la cui costruzione risale ai primi del "900. La proprietà si sviluppa su tre livelli, tutti fuori terra per circa 250 mq. oltre un box auto ed è circondata da un ampio terreno leggermente…
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 price is extremely low at €180/m² versus a €388/m² local baseline, but the house needs renovation; with a moderated estimate of about €500/m² thanks to the already redone roof, gutters and windows, the effective cost is roughly €680/m². Large 250 m² size, 27 photos and no legal-use red flags help, but the effective all-in cost sits above this low-stock baseline and the rural inland location (58 km from the sea) limits upside.
More on the house and the area
The real selling point is the sweeping valley view from the balconies and the generous land around the house. This is not a ruin at all: roof, windows, bathrooms, floors and layout are already in place, so it feels like a genuine house that needs renovation rather than a shell. The beauty is mostly in the setting, not the interiors, but at this price and size it has strong dream-home potential.
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€29,000 – €49,000
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.
Show more
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.
- Interiors are dated and need clear renovation/modernisation.
- Some visible cracking and wear suggest maintenance checks are needed.
- Exterior is functional rather than especially pretty or historic in character.
- Garden/land is sloping, so outdoor use may need tidying and planning.
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 Molise Apennine setting, with rounded mountain relief and hill country around Campobasso. The Biferno valley lies nearby, and the Matese massif is to the south-west, but the stronger mountain scenery is outside the immediate 15 km radius. Campobasso is the nearest town of size and has the regional administrative functions, a substantial historic centre, and Castello Monforte above the town. This part of Molise is known for inland hill and mountain landscapes rather than for a single standout landmark within the immediate surroundings.