Casa Indipendente
Nel bellissimo borgo panoramico di San Cristoforo, frazione di Ispani, porzione di casa d'epoca disposta su due livelli, completamente da ristrutturare con balcone che affaccia sulla splendida piazza panoramica del borgo da cui si gode la meravigliosa vista sul Golfo di Policastro. Il fabbricato dispone di piccolo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
- On the market for a long time
See what needs doing and what each job costs
At €30,000 for 80 sqm, the ask is €375/sqm, but the text says 'completamente da ristrutturare', so I estimate about €1,100/sqm renovation, bringing the effective cost to roughly €1,475/sqm versus a low-stock baseline of €420/sqm. Sea view and 2 km from the coast help, but 'porzione di casa' suggests a partial/attached property and the listing has been on the market for 1,212 days, which is a major warning sign.
More on the house and the area
The sea view over the Golfo di Policastro is the real wow here, and the little historic borgo setting is very appealing. The house itself has old-world character in the arched doorway and age-worn façade, but it is clearly a full renovation project rather than a usable home today. Dreamy location, not move-in livability.
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.
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.
- Completely to be renovated
- No bathroom or kitchen shown
- Exterior shows heavy wear and likely significant works
- Very small outdoor space only
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 78/100The cluster is in the Cilento area, between the Tyrrhenian coast and the first ridges of the southern Apennines. The Gulf of Policastro and the beaches around Capitello and Villammare are within a few kilometres, and the Bussento valley is the main inland landscape nearby. This part of the coast falls within Cilento, Vallo di Diano e Alburni National Park. Sapri is the nearest town of size, with a railway station, harbour and everyday services. Maratea on the Lucanian coast is reachable for day-to-day outings but lies outside the immediate 15 km landscape. The wider area is known for the Cilento coast, olive groves and hill villages above the sea.