Rustico in Amalfi
LONE DI AMALFI - In posizione panoramica, a soli 65 scalini dalla strada, disponiamo di un rustico indipendente di circa 35 mq in gran parte crollato, riportato come categoria F/2 con antistante giardino di 100 mq.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
This is a 35 sqm F/2 rustic largely collapsed ('in gran parte crollato'), so it is effectively a ruin with very heavy restoration risk; at €80,000 plus about €38,500 renovation, the effective cost is far above the already-low Campania farmhouse baseline of €433/sqm. Sea-front Amalfi location helps, but 195 days on market is a bad sign and the asking price looks very weak for the condition.
More on the house and the area
The Amalfi setting is undeniably dramatic, with superb sea views and a romantic terraced garden feel. But the 'house' shown is essentially a collapsed stone ruin rather than a usable home, so the wow comes from the location more than the property itself. Dreamy as land, weak as an actual place to live today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€14,000 – €21,000
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.
- The building is largely collapsed and registered as F/2, so this is a rebuild-scale project, not a livable home.
- Only 35 sqm and no visible kitchen, bathroom, or finished interior space.
- Access is via about 65 steps from the road, which complicates works and daily use.
- Terraced hillside site may involve challenging construction and permissions.
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 96/100The Lattari Mountains rise directly above the coast here. The Amalfi Coast lies within the 15 km radius, with the settlements and cliff coast around Amalfi and the upper slopes above the Gulf of Salerno. Much of the area falls inside the Monti Lattari Regional Park. The nearest town of size is Castellammare di Stabia, which has port, rail links and urban services. Amalfi, within the same coastal stretch, has the Duomo and the historic maritime centre. The Amalfi Coast is a UNESCO World Heritage Site. The area is known for terraced lemon cultivation and hiking routes along the Monti Lattari and coastal ridge.