Castello del Matese
Tribunale: Santa Maria Capua Vetere RGE: 209/2024 PVP: 4612832 Piena proprietà di un casolare di campagna e dei terreni pertinenziali con proporzionale quota comproprietà su corte comune: l'ingresso al casolare e ai terreni e' intercluso e per raggiungere gli stessi e' necessario attraversare una proprietà aliena.…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Structure
- Roof
- Damp
See what needs doing and what each job costs
This is a judicial-auction lot with unclear/non‑registered access and a cadastral overlap with an adjacent parcel plus structural damage (sfondellamento), so legal and physical risks are high. The price €22,500 (€176/m²) is well below the regional median (€415/m²) but with estimated renovation ~€800/m² (effective ≈€976/m²) the auction/legal issues make it a trap.
More on the house and the area
Photos show characterful old rooms and an attractive historic façade, but the building needs substantial repair and has unresolved access/plan issues. Not move-in ready — a low‑price project for someone prepared to handle legal and structural work.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€25,000 – €45,000
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 sold as "needs renovation" with reported water infiltration and structural damage to some floor/roof elements
- Access is through a neighbouring plot and the right of way is not formalized in the public registers (servitù di passaggio may be denied)
- Part of the planimetry is inconsistent and some areas are reported as inaccessible or fused to adjacent private land
- Some listing photos look modern/staged and may not reflect the current state of the farmhouse
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 74/100The Matese mountains rise immediately around Piedimonte Matese, with Monte Miletto and the higher ridge of the Campanian-Lazio Apennines close by. Lake Matese lies within the massif, and the area falls into the Parco Regionale del Matese. The nearest skiing is on the Bocca della Selva side of the Matese, roughly a 30-minute drive in normal conditions. Piedimonte Matese itself is the main town of this part of the massif, with services, schools and a working historic centre, and Caserta is the nearest larger city for higher-level services. The area is known for mountain pasture, beech woods, karst terrain and the Matese uplands.