Rustico in San Mauro la Bruca
San Mauro, grezzo immerso nel verde delle colline cilentane. In una splendida posizione panoramica, immerso nella quiete e nei colori del Cilento, proponiamo in vendita un grezzo in pietra di circa 400 mq disposto su tre livelli, circondato da un ampio terreno di circa 10.000 mq. La proprietà, realizzata con materiali…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €69,000 for 450 sqm, the ask is just €153/sqm, but this is a stone shell/"grezzo" and likely needs heavy completion work of about €900/sqm, bringing effective cost to roughly €1,053/sqm versus a low-stock baseline of €432/sqm. The 3 km sea distance, panoramic Cilento setting, and large land parcel help, but as a renovation project it is not cheap once works are included.
More on the house and the area
This has real dream-property ingredients: a large old stone farmhouse, arched loggia, olive grove, well and lovely Cilento hill views not far from the sea. But the photos show a raw, empty structure rather than a usable home, so it is a major project with charm and scale rather than a move-in countryside life.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€89,000 – €158,000
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.
- Clearly a shell / al grezzo, not currently livable
- Full renovation needed for interiors, services and finishes
- Some exterior elements and openings look deteriorated
- Rural setting may mean access/utilities checks are essential
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 86/100The cluster is in the Cilento, with low limestone hills and ridges close to the Tyrrhenian coast. The coast around Palinuro and Marina di Camerota is within about 15 km, with headlands, small coves and the mouths of short streams. This stretch falls in the Cilento, Vallo di Diano e Alburni National Park. Palinuro is the nearest centre of size in daily use, with a harbour, beaches and tourist services; Marina di Camerota is another nearby coastal centre. The area is known for the Cape Palinuro headland and sea caves, and more broadly for the Cilento coast.