Fabbricato indipendente in corte
Nel cuore della zona residenziale di Via Pietro Rosano, a Caivano, proponiamo in vendita fabbricato indipendente inserito all'interno di una corte tranquilla e ben curata, ideale per chi desidera personalizzare la propria abitazione o realizzare un investimento immobiliare. La soluzione si sviluppa su circa 70 mq…
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 €39,000 for 69 sqm, the ask is €565/sqm, but the property is sold in rough internal shell condition ("stato grezzo interno" / interiors to be completed), so I estimate about €900/sqm renovation, bringing the effective cost to roughly €1,465/sqm. Against a low-stock baseline of €420/sqm for Campania townhouses, this is expensive for a small 3-level unit in inland Caivano despite the independent building and flexibility of two accesses.
More on the house and the area
The independent townhouse is in a quiet inner court and has an interesting multi-level layout, but the photos show a raw, unfinished interior rather than a usable home. Exterior surroundings are ordinary suburban town streets with little scenic appeal. At €39k it has project value, not dream-home wow today.
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€14,000 – €24,000
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.
- Sold internally unfinished (al grezzo), so it is not currently a livable home.
- No finished kitchen, bathroom, or completed systems are visible.
- Courtyard/interior setting is functional rather than picturesque.
- Likely needs full fit-out and layout work across all levels.
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 28/100This is the flat Campanian plain between Naples and Caserta, in the Terra di Lavoro lowlands. The Regi Lagni canals run through this part of the plain. Naples is the nearest large city, with the full services, stations, port and airport of a major metropolitan area. Caserta is also nearby, with the Reggia di Caserta and its park. The area is known for intensive agriculture and for being part of the built-up belt north of Naples.