Rustico in Montesano sulla Marcellana
Vendesi porzione di casa singola, 50 MQ circa, situata in un piccolo borgo poco distante dalle Terme di Montesano sulla Marcellana, in località via Siotta. La casa è disposta in due locali: ingresso/cucina, camera da letto e bagno (da ristrutturare). Recentemente ristrutturato, non arredato. Completa la proprietà…
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
At €37,000 for 50 sqm, the ask is €740/sqm; with a typical needs-renovation budget of ~€700/sqm, effective cost is about €1,440/sqm versus a low-stock baseline of €433/sqm, so it is not cheap on a like-for-like basis. The listing is 205 days old and the text is contradictory ('da ristrutturare' but also 'recentemente ristrutturato'), which weakens confidence.
More on the house and the area
This is a simple, usable small house rather than a romantic dream property. The best asset is the green outlook and cultivable land, with a glimpse of mountains from the window. Inside it is tiled and enclosed but sparse, plain and partly unfinished, so it feels more like a budget practical base than a wow home.
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€10,000 – €18,000
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.
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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.
- Interior is very basic and unfinished-looking despite recent works
- Bathroom appears to need renovation/installation
- No kitchen is fitted
- Exterior and setting are plain rather than picturesque
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 66/100The cluster lies in the Vallo di Diano, with the southern Campanian Apennines around it and the mass of the Cervati area within the wider local horizon. The Tanagro river system runs through the valley. The western side of the Vallo di Diano is in the Cilento, Vallo di Diano e Alburni National Park, and Padula is nearby with the Certosa di San Lorenzo, a UNESCO site. Sala Consilina is the nearest larger centre, with the usual shops, services and motorway access for the valley. The area is known for a broad agricultural basin enclosed by mountains and for the monastic complex at Padula.