Rustico in Sarno
In via Bracigliano a Sarno, 2400 mq di terreno con all'interno 80 mq di rustico da completare. Servito da acqua ed energia elettrica. All'interno del terreno, varie piante di ulivo, uva, e altri agrumi/frutti. Zona panoramica.
What it really costs
- On the market for a long time
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is mainly 2,400 sqm of land with an 80 sqm 'rustico da completare', which in this context is a strong risk of being an agricultural/outbuilding asset rather than a clearly habitable dwelling. Even before that legal risk, effective cost is about €1,725/m² (€50,000 + ~€88,000 works), far above the €433/m² baseline, and it has been on the market for 727 days.
More on the house and the area
The hillside plot has a genuinely panoramic valley-and-mountain view, plus olive trees and fruit trees that give it some dream value. But the building is clearly an unfinished rustico rather than a usable home, with plain blockwork and no visible finished interior. This feels more like a scenic project than a place you could move into soon.
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€32,000 – €47,000
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.
- Rustico to be completed; not currently a finished livable home
- No bathroom or kitchen shown
- Overgrown land and basic exterior need substantial work
- Hillside setting may mean practical access/maintenance challenges
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 53/100The cluster is on the eastern side of the Agro Nocerino-Sarnese at the foot of the Monti Picentini and the Lattari chain, with Vesuvius visible across the plain and the Sarno river rising in this area. The nearest larger towns are Nocera and the Salerno urban area, with full everyday services and rail links. Pompei is close by, with its UNESCO archaeological area, but that is outside the immediate landscape rather than part of it. This part of Campania is known for dense settlement on a fertile plain between volcanic and limestone mountains.