Edificio in Via Filippo Brunelleschi
•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 tubazioni e cassette, con ampio soggiorno e cucina grande, due camere da letto,...
What it really costs
See what needs doing and what each job costs
At €95,000 for 200 sqm, the ask is €475/sqm, but the mix includes a 60-70 sqm commercial C/1 unit and a first-floor apartment in shell condition, so I estimate about €700/sqm renovation on the residential area. That pushes the effective cost far above the Campania palazzo baseline of €374/sqm, partly offset by sea-front location and extras like pool/terrace.
More on the house and the area
The big roof terrace and real sea view give this property its wow, and the mountain backdrop helps too. One apartment looks basically habitable with dated but usable finishes, while the upper floor is clearly still unfinished and needs substantial work. This is more of a practical mixed-use building with a dream terrace than a beautiful ready Italian 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.
- Top floor is still unfinished at shell stage
- Exterior is plain and weathered from the street
- Usability depends on completing systems and interiors upstairs
- Location appears roadside and not especially charming at ground level
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.