Villa in Strada Statale 88 34
San Nicola Manfredi (Bn) via Sterpara: Vendesi in Contrada Torre Pagliara, nella quiete delle colline sannite ed a pochi minuti dal centro abitato di Benevento, la seguente soluzione Immobiliare a destinazione residenziale ( ideale per casa-famiglia, pensione, Villa per anziani ). Le Unita' abitative sono raggruppate…
What it really costs
See what needs doing and what each job costs
The asking price is exceptionally low at €125/m² versus the Campania villa baseline of €374/m², but the condition is unspecified and the vague description suggests a large, potentially complex 440 m² multi-unit property. Assuming substantial renovation at €700/m², the effective cost is about €825/m², eliminating the apparent discount.
More on the house and the area
A substantial villa set behind mature trees, with a garden, long balconies, and plenty of outdoor space. The interiors are fully floored and include kitchens, bathrooms, heating, and usable rooms, but the dated finishes and visible moisture damage mean meaningful renovation is needed. The exceptionally low price for the size creates strong bargain appeal, though this is more of a large-scale refresh project than a ready-made dream 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€87,000 – €154,000
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.
- Very dated interiors with peeling paint, damp-looking ceilings, and extensive cosmetic refurbishment needed.
- The 440 sqm layout is divided into multiple connected apartments, which may create renovation, heating, and maintenance complexity.
- The property appears to suit a large family, guesthouse, or care-home conversion more than a simple single-family residence.
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 55/100The cluster is in the built-up area of Benevento, so the immediate setting is an inland provincial city in the Calore Irpino valley rather than open countryside. The Calore Irpino and the Sabato rivers meet here. The nearest higher ground is the beginning of the Campanian Apennine hills around the city, but there is no major mountain landscape inside the immediate radius. Benevento is the nearest town of size and has major Roman remains including the Arch of Trajan and the Roman theatre, and the church complex of Santa Sofia is part of the UNESCO serial site Longobards in Italy. The area is known for wine and olive growing in the wider Sannio.