Palazzo - Edificio in Montesano sulla Marcellana
Gli immobili recintati, situati il Loc. Pattano immersi nel verde della natura, sono così composti: - abitativo composto da un piano terra (garage-magazzino) + due piani + soffitta di circa complessivi 360mq; - fienile di circa 200mq; - stalla+porcilaia di circa 90mq; - forno di circa 20mq. il terreno intorno allo stesso (vigneto + orto) è di circa 1 ettaro. Classe energetica: G
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 €100,000 for 360 sqm, the ask is €278/sqm; with a modest habitable-home budget of about €250/sqm, the effective cost is ~€528/sqm, above the €375/sqm Campania baseline. It includes substantial extras (barn, stable, oven, 1 hectare) but has been on market 543 days, and part of the built area is clearly non-residential/agricultural outbuildings, which weakens the headline €/sqm.
More on the house and the area
This is a real, usable country home rather than a ruin, with a solid exterior, balconies, garage space and a genuinely lovely mountain-green setting. The vineyard, outbuildings and broad views give it lifestyle appeal, but the house itself is fairly plain and dated inside rather than dreamily beautiful. At the price, the amount of space and land adds strong value.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€30,000 – €50,000
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 somewhat dark rather than stylish.
- Only partial interiors are shown, so the upper floors/overall finish are unclear.
- Rural access and utility/maintenance needs may come with the outbuildings and 1-hectare land.
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 72/100The cluster lies in the Vallo di Diano under the southern Apennines, with the massif of the Cervati and the hills around Montesano shaping the immediate landscape. The Tanagro river runs across the valley floor nearby. Much of this area falls within the Cilento, Vallo di Diano e Alburni National Park. The nearest town of size is Sala Consilina, which has the main services and commercial area for the valley. Padula is nearby and has the Certosa di San Lorenzo, a UNESCO World Heritage site. The area is known for the broad agricultural valley of the Vallo di Diano between mountain ridges and for the monastic complex at Padula.