Porzione di fabbricato su due livelli con ampi terrazzi e soffitta Guardia Sanframondi (BN)
Codice Annuncio: V001371 Offerta Minima: 37.566,00 Prezzo Base: 50.088,00 Valore di Perizia: 60.000,00 Data e Ora dell'Asta: 15/12/2026 12:00 Termine presentazione offerte: 12/12/2026 12:00 <hr> L’immobile è oggetto di Procedura Esecutiva Immobiliare ed è selezionato e proposto dalla Iadanza Aste per offrire al…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly a judicial auction ('asta', 'Procedura Esecutiva Immobiliare', minimum bid €37,566), which is a veto red flag under the rules. Even though the ask is very low at €204/m² versus a €390/m² baseline, auction risk overrides price attractiveness.
More on the house and the area
The big terraces and open hillside outlook give it some real lifestyle appeal, and the setting feels airy and usable. Condition is better than a shell: it is roofed, floored and laid out as a home, but the interiors look partly stripped and dated, so this is a practical renovation rather than an instant dream house. At the price, the size-to-cost ratio adds value more than pure beauty.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €21,000
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.
- Auction sale with legal/technical due diligence needed
- Interiors are unfinished/partly stripped, especially the kitchen and upper level
- Exterior and layout feel plain rather than characterful
- Some photos may be indicative per listing notes
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 lies in the hills on the south side of the Matese area, with the Matese mountains within about 15 km to the north. The Calore Irpino valley is the main river landscape of this part of inland Benevento. The Parco Regionale del Matese extends into the nearby mountain area. Cerreto Sannita and Telese Terme are the nearest larger centres; Telese has rail links and spa facilities, and Benevento is the nearest small city with a full range of services and monuments. Guardia Sanframondi is known locally for wine production in the Sannio area.