Rustico in Pratella
Nel centro di Pratella, in posizione comoda e fronte strada provinciale, proponiamo in vendita abitazione su due livelli da ristrutturare, con giardino privato e locali deposito. La casa sviluppa una superficie catastale complessiva di circa 121 mq ed è composta da due vani al piano terra e due vani al primo piano,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €70,000 (€609/m²), the complete renovation estimated at about €850/m² brings the effective cost to roughly €1,218/m², well above the local €410/m² benchmark. The central location, garden, garage and utility connections add appeal, but not enough to offset the high all-in cost.
More on the house and the area
The mountain-and-valley outlook, enclosed garden, old fireplace, shutters, and traditional village setting give this farmhouse real character. However, it is a renovation project rather than a move-in home: the interiors are floored and structurally house-like, but the bathroom and kitchen are very dated and the property needs a comprehensive refresh.
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, €850/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€23,000 – €41,000
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.
- Complete renovation is needed, including the dated bathroom, basic kitchen, finishes, and likely systems.
- The house fronts a provincial road, so traffic noise and limited privacy are possible.
- Rear storage buildings and garden structures appear rustic and may need substantial repair or legal checks.
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 68/100The cluster sits in the upper Volturno area at the edge of the Matese mountains. The Volturno river runs through this part of the province, and the Matese Regional Park covers the mountain area nearby. The nearest substantial town is Piedimonte Matese, which has the main services for the area. Campitello Matese, the nearest ski area, is in the Matese massif and is reached by a mountain drive of roughly an hour from here. This part of inland northern Campania is known for mountain foothills, wooded slopes, small agricultural valleys and villages of the Matese area.