rudere con giardino
San Giuseppe Vesuviano – Via Durelli | Zona centralissima Nel cuore di San Giuseppe Vesuviano proponiamo in vendita un caratteristico rudere di circa 80 mq, composto da 4 vani, con antica cantina di due ampi ambienti, ricca di fascino e ideale per essere valorizzata, oltre a giardino di pertinenza con due piccoli vani…
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
The description calls it a 'rudere' and says it must be 'ristrutturare completamente', so this is effectively a ruin-level project at about €1,100/m² renovation cost. Effective cost is roughly €1,867/m² (€69,000 + ~€99,000 works over 90 m²), far above the Campania townhouse baseline of €418/m² despite the central location.
More on the house and the area
There is some authentic charm here: a long private courtyard, a decent-sized garden, and an atmospheric old cellar with real historic character. But this is not a usable home today — it is essentially a full renovation project with damp, stripped interiors and rough ancillary structures. The romance is in the potential, not the current 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€36,000 – €53,000
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.
- Complete renovation required; listing itself describes it as a rudere.
- Interiors show damp, peeling surfaces and very poor finishes, so not currently livable.
- Outbuildings/garden are neglected and may need structural checks.
- Only a renovation proposal is shown for the facade, not the finished reality.
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 41/100The cluster lies in the plain east of Naples at the foot of Mount Vesuvius, with the Monti del Partenio closing the inland horizon to the east. The Regi Lagni canal network and intensively cultivated plain are the immediate landscape. Vesuvius National Park begins on the volcanic slopes to the west, but Nola itself is outside the park. Naples is the nearest large city, with the full services of a major metropolitan area, and the A30/A16 corridor makes it a commuter and logistics belt as much as a rural setting. Nola is known historically for the Cimitile early Christian basilicas just outside town and for the Festa dei Gigli, an established local religious tradition.