Casale in San Giuseppe Vesuviano
Rudere Storico con Enorme Potenziale - Zona ben Servita Straordinaria opportunità di investimento! Questo affascinante rudere del 1950 ti aspetta per essere trasformato secondo i tuoi desideri. Situato in una zona ben servita con farmacia, supermercato e scuole nelle vicinanze, rappresenta la base ideale per creare la…
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 €80,000 for 216 sqm, the asking price is only €370/sqm, but the listing explicitly calls it a 'rudere' requiring full renovation, so a restore-level cost around €1,100/sqm is more realistic. That puts the effective cost near €1,470/sqm, far above the €425/sqm baseline for Campania farmhouses, so despite the size and serviced location this is a weak deal unless bought for a much lower price.
More on the house and the area
There is some faded historic character in the old plastered facade and vaulted interior volumes, and the price per square metre is strikingly low for the size. But this is clearly a major project rather than a usable home: heavy damp, decayed surfaces, damaged ceilings and rubble push it well below dream-home territory. It feels more like a rebuild-from-within opportunity in a serviceable town location than a beautiful house you could soon live in.
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€85,000 – €126,000
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.
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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 structural renovation needed; several rooms show severe damp and failing ceilings
- Interior appears partly unsafe/uninhabitable with debris and damaged finishes
- No proven usable kitchen or bathrooms in current state
- Urban courtyard setting is practical but not scenic
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 82/100Mount Vesuvius rises immediately above the town, and the cluster lies on the inland side of the volcano in the Vesuvian plain. The Parco Nazionale del Vesuvio begins nearby on the mountain slopes. Naples is the nearest major city, with the full range of city services, port and rail connections. The wider area is known for Vesuvian agriculture, especially apricots, tomatoes and wine grown on volcanic soils.