Rustico in Roccadaspide
Casa indipendente con vista su valle Paestum/Capaccio, clima mite perchè situata tra montagna e mare e circa 20km dalle spiagge. Si estende su due livelli, i locali al pian terreno possono essere utilizzati come box auto, disponibile ampio giardino con accesso carrabile da via San Vincenzo. Al primo piano 3 stanze e cucina fornita di caminetto, da ristrutturare internamente. Disponibile un bagno.
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 €29,000 for 120 sqm, the ask is just €242/sqm, but with a realistic renovation budget of about €700/sqm the effective cost is roughly €942/sqm. That is above the local low-end baseline of €429/sqm, so this is not cheap on a fully-renovated basis, but the independent house, garden, garage spaces and valley view help; listing age of 1271 days is a clear market warning and caps the score.
More on the house and the area
The big asset here is the sweeping valley view and the old stone farmhouse feel, with a rustic garden area and some authentic character. But this is not a move-in home: the interiors are tired, cracked and partly semi-derelict, with rough ancillary spaces and a kitchen/bath setup that would need serious upgrading. Dreamy setting, real project house.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Full internal renovation needed before comfortable living
- Interiors show cracks, damp/staining and very dated finishes
- Outdoor spaces are rustic and overgrown rather than ready-to-enjoy
- Livability/utilities and bathroom condition are not clearly proven by photos
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 68/100The cluster is in the inland hills of the Cilento area, with the Calore Lucano valley close by and the first ridges of the Cilento and Vallo di Diano mountains within this radius. Cilento, Vallo di Diano e Alburni National Park begins nearby and the Alburni massif is the main mountain backdrop for this part of the province. The nearest larger town is Battipaglia on the plain to the northwest, with major retail, rail connections and access to the A2 motorway; Capaccio Paestum is closer and provides everyday services. Paestum, with the UNESCO archaeological site and museum, lies outside the immediate 15 km landscape but is part of normal regional logistics. This area is known for olive groves, mixed hill farming and as an inland approach to the northern Cilento.