Terratetto unifamiliare in Noepoli
Tra storia e natura: terracielo in pietra nel tranquillo borgo di Noepoli: Nel cuore del borgo antico di Noepoli (Basilicata-Italia), in zona Rione Torretta, proponiamo in vendita caratteristico fabbricato terracielo in pietra di circa 200 m² totali (su 3 piani, compresi i magazzini), con vista panoramica e posizione…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Connections
- Wiring
- Plumbing
- Heating
See what needs doing and what each job costs
At €450/m², the purchase price is close to the local €447/m² benchmark, but the property is completely to restore, with partly damaged floors and no installations. Estimated renovation of about €220,000 brings the effective cost to roughly €1,550/m², while the stated 200 m² also includes four storage rooms.
More on the house and the area
A highly atmospheric stone townhouse in Noepoli’s historic center, with authentic masonry, old balconies, archways, and sweeping views over the Basilicata landscape. However, it is a major renovation project: parts of the floors require work and utilities are absent, so this is not currently a usable home despite its strong character and setting.
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€79,000 – €117,000
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.
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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.
- Completely to be renovated, including parts of the floors/ceilings.
- Utilities are absent, and there are no bathrooms or kitchens shown.
- Located in a historic center with narrow pedestrian lanes; the garage is about 200 meters away.
- No interior photos are provided, so livability and structural condition are difficult to verify.
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 74/100The cluster is in the south-eastern Lucanian Apennines within the Pollino mountain area. The Pollino National Park extends across this area, with forested ridges, deep valleys and the upper basin of the Sarmento river nearby. Noepoli is one of the villages of the Pollino zone, and the nearest larger centres used for services are Senise and Sant’Arcangelo, while the Ionian coast is farther away and does not shape the immediate landscape. The area is known for mountain villages, woodland and the wider Pollino massif.