Rif. 1387 - RUDERE CON TERRENO
Possibilità di renderla bifamiliare con annessi giardini ed ingressi esclusivi.
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 is explicitly a rudere (ruin), which is a major veto risk for a foreign buyer seeking a livable home; estimated restoration cost is about €1,100/m², bringing effective cost to roughly €1,600/m² versus a €433/m² baseline. It has also been on the market for 1,123 days, a strong negative signal.
More on the house and the area
The approved villa project looks large and usable on paper, with generous terraces and a decent garden plot. But the listing is explicitly for a ruin with land, and the gallery shows only renders and technical drawings, not a real home you could move into. At this price it may be interesting value per sqm, but the current wow is low because it is still a major build project.
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€79,000 – €117,000
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 rudere/project, not a livable home.
- Images are architectural renders and plans, not real finished interiors or exteriors.
- No bathroom, kitchen, or completed habitable spaces are shown.
- Build/permit execution costs and timelines will be significant.
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 49/100The cluster is in the Agro Nocerino-Sarnese at the foot of the Monti Lattari, with the Sarno river plain immediately around it. The Monti Lattari rise just southwest of town and the lower slopes are within the local 15 km landscape. The nearest larger towns are Nocera Inferiore and Pagani in the same urban belt, with the wider services of the Salerno and Naples area beyond. This part of Campania is known for intensive cultivation on the plain and for the Sarno river basin.