Casale in San Cipriano Picentino
Vendo fabbricato rulare da ristrutturare completamente vicino strada principale composto da piano terra con cucina bagno e camera al piano primo un bagno e due camere con giardino e posto auto
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 €85,000 for 130 sqm, the asking price is €654/sqm, but the description says it must be renovated completely, so I estimate about €1,100/sqm renovation, bringing the effective cost to roughly €1,754/sqm versus a €433/sqm baseline. After full renovation this looks expensive for the local cheap-stock benchmark, and 645 days on market plus only 1 photo add execution and credibility risk.
More on the house and the area
This reads as a basic rural house with some usable volume and a bit of garden, but the visible exterior is plain rather than romantic. The condition is a major limiter: both the listing and photo suggest a full renovation project rather than an appealing ready-to-live Italian dream home. At this price and size it may have practical potential, but the wow factor is low from the evidence provided.
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€51,000 – €76,000
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.
Show more
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.
- Needs complete renovation
- Only one exterior photo, so interior character/view are unproven
- Facade and outdoor areas look neglected
- Livability likely limited until works are done
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.