Appartamento al piano terra con giardino e cantina/deposito
Situato in Via San Leonardo Zabatta a San Giuseppe Vesuviano, questo stabile si trova in una posizione strategica, ideale per chi desidera vivere in un contesto tranquillo ma ben collegato. La proprietà situata al piano terra, offre ampi spazi e una buona esposizione grazie ai suoi tre lati liberi. L'immobile, con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Estimated renovation €700/m² → renovation ≈€70,700, so effective price ≈€140,700 or ≈€1,392/m² versus local median €374/m² (≈3.7× baseline), which makes this expensive for the area. The property is leased at €300/month until 30/06/2030 (≈5.1% gross yield), so it works as a buy-to-let but cannot be renovated immediately.
More on the house and the area
Solid, characterful town palazzo with a private ~100 m² garden and extensive cave-like cantina spaces that give real charm and useful storage. The apartment is liveable but dated and requires renovation to reach its full potential; excellent low-price investment opportunity given the size and outdoor space.
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€20,000 – €35,000
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.
- Needs renovation and modernisation (dated finishes and services)
- Currently tenant-occupied with rent €300/month until 30/06/2030
- Street‑front location on a busy road — limited privacy/parking
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 78/100Mount Vesuvius rises immediately to the southwest, and the houses sit on the inland side of the volcano on its lower slopes. The Parco Nazionale del Vesuvio begins nearby and includes the cone, lava fields and pine woods on the mountain. The nearest large city is Naples, with the full services, rail connections, port and airport of a major metropolitan area. The area is known for Vesuvian agriculture, especially apricots, tomatoes and vineyards on volcanic soils.