Rustico in Sesto Campano
Vendesi interessante proprietà composta da più subalterni, situata a Sesto Campano (IS), in posizione strategica e a circa 50 minuti da Roccaraso. L’immobile, da ristrutturare, si sviluppa su più livelli ed è completato da un ampio giardino di proprietà, offrendo diverse possibilità di recupero e valorizzazione. La…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Windows
See what needs doing and what each job costs
Asking €10,000 for 100 m² but described as to be refurbished; estimated full renovation ~€700/m² makes the effective price ≈€80,000 (≈€800/m²) which is well above the local baseline of €296/m². Fresh on market with a garden and 6 photos, but renovation costs make this a weak value compared with typical regional prices.
More on the house and the area
An authentic small farmhouse with stone walls, old external steps and a generous wooded garden — characterful and solid rather than modern. The building is intact and partially furnished but requires a proper renovation (utilities, damp repair, finishes). Excellent low-price opportunity for someone willing to restore and personalise the house.
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.
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.
- Property needs full renovation of interior and systems (kitchen/bath/heat).
- Exterior shows moss/damp and overgrown grounds that require clearing and repairs.
- Access appears on a steep/wooded slope — check road/parking and services.
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 61/100The cluster lies in the upper Volturno valley at the foot of the Campanian Apennines, with the Monte Cesima ridge and the Matese mountains close by. The Volturno river runs through this part of the province, and the large artificial lake of Conca della Campania is nearby. The Matese area is the main protected mountain landscape within reach, with wooded slopes and karst uplands on the Campania–Molise border. The nearest ski area is Campitello Matese, roughly an hour and a half away by road, so it is not part of the immediate landscape. The nearest sizeable town is Cassino, which has full services and the abbey of Montecassino above the town. This border area between northern Campania and southern Lazio is known for mixed mountain foothills, olive groves, and valley farmland rather than for a single landmark settlement.