Villa
I RENDER PUBBLICATI HANNO SCOPO PURAMENTE ILLUSTRATIVO E NON COSTITUISCONO ELEMENTO CONTRATTUALE. Nel tranquillo e ricercato contesto residenziale di Sant'Agata de' Goti, proponiamo in vendita un fabbricato indipendente con giardino di circa 235 mq catastali, ideale sia come abitazione principale sia come investimento…
What it really costs
See what needs doing and what each job costs
At €94,000 for 235 sqm, the ask is about €400/sqm, essentially in line with the local baseline of €388/sqm. But the description says the house is to be customized and even uses illustrative renders, so I assume a renovation budget around €700/sqm, making the effective cost roughly €1,100/sqm, which weakens the deal despite the large size and independent villa format.
More on the house and the area
This has real old-stone character outside, generous size, and a private garden that could become lovely. It is not a shell: there are floors, kitchen, bathrooms and usable rooms, but the house feels tired, dark and in need of meaningful updating rather than a light refresh. The wow comes from the historic fabric plus the amount of space for the price, not from current finish quality.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€47,000 – €83,000
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.
- Needs clear modernization and some repair; interiors are habitable but dated and patchy.
- Some spaces are dark and worn, with visible peeling/plaster issues.
- Garden is overgrown and needs substantial cleanup/landscaping.
- Listing images include non-contractual renderings, so the polished look is only a proposal.
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 70/100The cluster is in the inland Campanian hills between the Taburno massif and the Volturno valley. The Isclero river runs by Sant'Agata de' Goti, and the town is known for its historic centre set on a tuff spur above a gorge. The Taburno-Camposauro Regional Park lies to the east within this part of the province, with wooded limestone slopes and mountain roads. The nearest larger city is Caserta, which provides major services, rail links and the Royal Palace. The area is known for vineyards, olive groves and orchards, with wine production in the wider Sannio zone.