Casa indipendente in costruzione ad Ispani
Ispani (SA) – Palazzetto indipendente da completare nel cuore del centro storico Nel suggestivo borgo di Ispani, nel cuore del Cilento e a pochi minuti dalle splendide spiagge del Golfo di Policastro, proponiamo in vendita un caratteristico palazzetto indipendente di circa 130 mq, attualmente allo stato grezzo, con…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
The description overrides the claimed condition: this is 'grezzo da completare' with works in progress, so I treat it as needing major completion at about €700/m². Effective cost is roughly €1,137/m² (€59k + ~€94.5k works over 135 m²), far above the local baseline of €420/m²; the historic-center setting and 1 km from the sea help, but not enough to offset the finish cost.
More on the house and the area
The setting is charming: a stone-fronted little palazzetto in an authentic historic lane near the Cilento coast. But the key reality is condition: this is not a ready home but an unfinished shell above the ground floor, so the dream factor is limited by substantial completion work still needed. At €59k for 135 sqm it has value, but it is more project than livable house today.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€27,000 – €48,000
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.
- Sold unfinished and currently al grezzo
- Upper floors appear open and not yet habitable
- Likely requires full fit-out of interiors, windows and services
- No view/terrace/garden shown in photos
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 78/100The cluster is in the Cilento area, between the Tyrrhenian coast and the first ridges of the southern Apennines. The Gulf of Policastro and the beaches around Capitello and Villammare are within a few kilometres, and the Bussento valley is the main inland landscape nearby. This part of the coast falls within Cilento, Vallo di Diano e Alburni National Park. Sapri is the nearest town of size, with a railway station, harbour and everyday services. Maratea on the Lucanian coast is reachable for day-to-day outings but lies outside the immediate 15 km landscape. The wider area is known for the Cilento coast, olive groves and hill villages above the sea.