Ogliara soluzione semindpendente da ristrutturare
**Casa Indipendente con giardino in Vendita a Ogliara**IDEALE PER DUE FAMIGLIE Scopri questa affascinante soluzione semindipendente nel pittoresco borgo di Ogliara, a pochi chilometri dal centro città. Questa casa terra-tetto si sviluppa su tre livelli, offrendo ampi spazi e una vista mozzafiato sul Golfo. Al piano…
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
At €80,000 for 285 sqm, the asking price is just €281/sqm, but in 'needs renovation' condition the estimated all-in cost is about €981/sqm (€281 + €700), far above the local sub-€100k baseline of €420/sqm. Sea views, terrace and location near Salerno/4 km from the sea help, but the renovation burden is too high for the current ask.
More on the house and the area
This has real dream-home ingredients: a big 1890 townhouse in a village setting, roof terrace, garden, and genuine elevated views toward the gulf. It is not a shell — there are floors, bathrooms, usable rooms, beams and good volumes — but several spaces are shabby, damp and outdated, so it needs substantial renovation before it feels beautiful to live in. At €80k for 285 sqm near Salerno, the scale and potential create clear bargain appeal.
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€56,000 – €100,000
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.
- Needs full interior modernization and repair of damp/worn finishes
- Some spaces are very basic or semi-derelict, so not immediately comfortable to live in
- Terrace and garden are attractive but look tired/overgrown
- Sea/view potential is hazy in photos rather than dramatic
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 55/100The cluster is in the built-up area of Salerno, so the lived setting is an urban coastal city on the Gulf of Salerno. The Monti Lattari rise immediately to the west above the city, and the Sele plain opens farther east along the same gulf. The Tyrrhenian coast is on the doorstep, with the city's seafront and port as daily-use features. The Amalfi Coast begins just west of the city, but that lies outside the 15 km landscape and does not change the score. Salerno is the nearest town of size and has a full city range of services, a major rail station, ferry links, a port and university facilities. The historic core includes the cathedral and the Arechi Castle above the city. The area is known for its role as the main urban gateway to the Amalfi Coast and Cilento.