Rudere con progetto approvato
Nel Comune di Montecorice, in località Mainolfo, a due km dal mare e dai principali servizi, in posizione tranquilla e dominante sui due golfi, è disponibile per la vendita un rudere di circa 45 mq con progetto di ristrutturazione approvato, per la costruzione di una villetta in tipica pietra cilentana, composta da…
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
The listing explicitly says rudere (ruin) with approved reconstruction project: at 45 sqm, estimated renovation/rebuild cost is about €49,500, bringing effective cost to roughly €3,211/sqm (€144,500 total), far above the €433/sqm baseline. Sea view and 1 km from the coast help, but it has also been on the market for 1007 days, which is a strong negative signal.
More on the house and the area
The setting is undeniably dreamy: a high olive-grove hillside with wide valley and sea views toward the Cilento coast. But the 'house' is only a tiny roofless stone ruin, so this is a land-and-project purchase rather than a usable home. The approved renovation project helps, yet in its current state it is not realistically livable.
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€18,000 – €27,000
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.
- This is a true rudere, not a livable house today
- Rebuild/major structural works are required despite approved project
- Utilities and practical access are not shown in the photos
- Steep hillside land may limit easy day-to-day use
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 79/100The cluster sits in the Cilento hills above the Tyrrhenian coast, with the Monte Stella massif in the wider immediate area. The coast at Agnone and San Nicola a Mare is within about 15 km, with small harbours and rocky stretches of shoreline on this part of the Cilento sea. Much of the surrounding area falls within the Cilento, Vallo di Diano e Alburni National Park, and the coast and inland hills here are also part of the Cilento and Vallo di Diano UNESCO landscape. The nearest substantial town is Agropoli, which has a port, rail station and services. The area is known for olive growing and for the inland-coastal landscape of the Cilento.