Palazzo storico in pieno centro a Cicerale
In via San Leone 32 nel borgo medievale di Cicerale si vende un palazzo storico su quattro livelli, comprensivi di cantine e sottotetto. Le cantine ubicate al piano terra hanno doppio accesso, da via San Leone e via Nazionale. Nei piani intermedi invece si collocano 4 camere da letto, due bagni, la cucina ed un…
What it really costs
- On the market for a long time
See what needs doing and what each job costs
At €39,000 for 170 sqm, the asking price is €229/sqm; assuming broadly habitable condition from the 2 baths, kitchen and 22 photos, a light renovation estimate of €200/sqm gives an effective cost around €429/sqm versus a low-stock baseline of €375/sqm in Campania. The historic village setting and large size help, but 297 days on market is a clear negative and caps the score at 75.
More on the house and the area
There is real old-palazzo character here: a handsome stone portal, fireplaces, cellars and some atmospheric historic fabric, plus a lovely green valley view. But the condition is far below livable, with collapsed ceilings, rubble-strewn rooms, damp and raw spaces that make this a serious restoration project rather than a home. At €39k for 170 sqm it has bargain appeal, yet the wow is mostly potential, not present-day habitability.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€11,000 – €19,000
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.
- Major structural and full renovation needed
- Parts of the interiors look empty, damp, and partly collapsed
- Not currently a usable move-in home despite the room count
- Access/layout over four levels may be awkward
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 71/100The cluster is in the Cilento hills, with the lower slopes of Monte Stella and other ridges of the Cilento and Vallo di Diano area within this radius. The Alento river valley is the main local landform. Much of the surrounding territory falls within the Cilento, Vallo di Diano e Alburni National Park. Agropoli is the nearest larger town for daily services and rail connections, and Vallo della Lucania is another local service centre inland. The area is known for olive groves and for the inland hill country behind the Cilento coast.