San Leucio Del Sannio
Nel centro di San Leucio del Sannio, in Via Cavour, proponiamo in vendita una caratteristica soluzione cielo-terra di circa 120 mq, disposta su due livelli e completamente da ristrutturare, ideale per chi desidera realizzare una casa su misura o un investimento. Al piano terra l’immobile è composto da locale di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
Effective cost ~€950/m² (€30,000 price + €700/m² × 120 m² = €114,000 total) versus local median €423/m² makes this a relatively expensive full-renovation project. Central town location is convenient but 43 km from the sea and the property is listed as completely to be renovated, so budget for restoration dominates the deal.
More on the house and the area
A solid, traditional town house in the centre of San Leucio del Sannio with small balconies and distant hill views — good bones and 120 sqm of space. It’s a genuine bargain for ~€30k but requires a full renovation to address damp, dated finishes and modern services before it becomes a comfortable 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€24,000 – €42,000
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.
- Property needs complete renovation (cosmetic and likely systems work).
- Visible damp/peeling plaster in several rooms; some remedial work required.
- Located on a narrow street with limited on-site parking.
- Interior is dated (old tiles, small bathrooms) — not move-in ready.
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 54/100The cluster sits in the inland hills between the Sabato and Calore valleys, in a farmed landscape of low ridges, woods, olive groves and small villages. Benevento is the nearest town of size, with rail services, hospitals and the Roman arch and theatre in its historic centre. The wider area is known for Samnium hill country, vineyards and olive oil.