Terratetto plurifamiliare in Montesano sulla Marcellana
VENDESI CASA INDIPENDENTE a Montesano Sulla Marcellana (SA) - Centro Storico, Via Roma (a pochi passi da Piazza Filippo Gagliardi) Un'opportunità unica per vivere l'incanto di uno dei borghi più belli d'Italia! Nel cuore pulsante del centro storico di Montesano Sulla Marcellana, eletto 5° Borgo dei Borghi 2024, si…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
At €48,000 for 151 m², the ask is only €318/m², but with a habitable-home allowance of about €200/m² the effective cost is ~€518/m², which is slightly above the Campania townhouse baseline of €420/m². Historic-center position in a notable borgo helps, but 447 days on market is a clear negative and caps the score.
More on the house and the area
This has some real borgo appeal, with a hillside village setting and a modest rooftop view. The house looks structurally like a usable, roofed home rather than a shell, but interiors appear plain and tired, with only basic habitable condition shown. At this price and size it feels more practical than swoon-worthy.
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€10,000 – €17,000
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.
- Interiors look dated and need refreshing.
- Some visible maintenance issues on finishes/plaster.
- Historic-center access is pedestrian, not directly by car.
- Photo set is very limited, so charm/features are only partly proven.
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.