Casa Indipendente
- PONTECAGNANO FAIANO - Vendiamo Rudere di 27 mq con 850 mq di Terreno Agricolo Circostante. Per Info Telefonare Massimo Rufolo (338/7383517)
What it really costs
- On the market for a long time
See what needs doing and what each job costs
The listing is explicitly a rudere: 27 sqm at €38,000 plus heavy restoration (~€1,100/sqm) gives an effective cost around €2,507/sqm, far above the €433/sqm baseline. It has also been on the market for 388 days, which is a strong negative signal.
More on the house and the area
The citrus trees and garden plot give it some Mediterranean charm, and at €38k the land is the main appeal. But the building is a bare ruined shell with no usable interior and missing roof structure, so this is a rebuild project rather than a home you could realistically live in.
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€11,000 – €16,000
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.
- It is explicitly a rudere, not a livable home.
- Roof is missing/only partial structure remains.
- Very small built space at 27 sqm.
- Agricultural land may limit what can be rebuilt or used residentially.
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 67/100The cluster sits on the inland side of the Gulf of Salerno, with the Monti Picentini rising to the east and northeast. The Picentini Regional Park begins nearby and shapes the landscape of the upper valleys above the coastal plain. Salerno is the nearest city of size and has a full urban services base, port, rail links and the historic centre around the cathedral. The Tyrrhenian coast at the Gulf of Salerno is a short drive away, but this is not on the Amalfi cliff coast itself. The area is known for the transition from coastal plain to wooded foothills and for access into the Picentini hinterland.