Fabbricato Con Locale Commerciale E Due Appartamenti
• Locale commerciale C/1 mq. 60/70, con due serrande e un wc. di servizio. • Appartamento comunicante con il locale a livello, composto da due camere, un bagno, una cucina. • Appartamento al piano primo, allo stato grezzo con divisioni interne modificabili, infissi in PVC con tapparelle, impianto elettrico solo…
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 €95,000, the stated 200 m² becomes roughly €1,175/m² after estimated renovation, versus €373/m² for comparable local stock. The description mixes a 60–70 m² C/1 commercial unit with an unfinished apartment and does not clearly establish how much of the total area is legally usable as housing, despite the sea-front location.
More on the house and the area
The panoramic roof terrace looks toward the sea, coastline, and mountains, giving this otherwise ordinary building a genuinely attractive setting. It is a substantial 200 sqm property with balconies, a courtyard, and some finished rooms, but the upper apartment is still at the rough-in stage and the whole property needs meaningful renovation before it becomes a comfortable home.
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€40,000 – €70,000
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.
- The upper apartment is an unfinished shell with only electrical conduits and boxes installed.
- The property combines a commercial ground-floor space with residential areas, so renovation and layout work will be significant.
- The sea-facing roof terrace and balconies are strong assets, but the exterior and interiors are plain and visibly dated.
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 52/100The cluster is on the Tyrrhenian coastal plain at the mouth of the Volturno River, with long sandy shoreline and low pine-wood belts in the Castel Volturno and Baia Domizia coast area. The nearest town of size is Caserta, which has the Royal Palace and urban services; Naples is farther south for airport and major city functions. This stretch of coast is known for beach resorts, reclaimed lowland and pine forests rather than for a protected or strongly distinctive landscape.