Via Alessandro Manzoni, 12, San Cipriano d'Aversa
Tribunale: Napoli Nord RGE: 199/2023 PVP: 4633140 L’unità abitativa è composta di ingresso/soggiorno con angolo “lavaggio”, un bagno, una camera e un vano adibito a deposito (avente accesso diretto dal cortile esterno e da una porta interna dalla camera). La superficie utile interna complessiva è di ~ 85 m2 (84,93…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This is an auction (Tribunale) listing, which is a legal/process veto for a normal purchase. Price €25,312 for 159 m2 → effective ≈€359/m2 assuming €200/m2 works, below the regional baseline €417/m2, but the auction status and the agent’s disclaimer that images are not the real photos make this high-risk.
More on the house and the area
Bright, attractive interiors and a classic town façade (photos) give real charm, and the enormous private courtyard (~425 m²) makes this a rare bargain so close to the sea. The unit is listed as habitable so it could be lived in with light updates, but the advertisement uses generic images and the actual layout/finishes (≈85 m², likely a single bathroom) must be confirmed.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€11,000 – €18,000
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.
- Listing photos are indicative and not the real images of this unit — request real photos/planimetry.
- Actual internal usable area is ~85 m² (advert text); the 159 m² in the header seems inconsistent — confirm measurements.
- Ad reports the unit as 'habitable' but layout mentions one bathroom and a storage room with courtyard access — verify number of bedrooms/baths and utilities before purchase.
- Energy class and some technical details are missing; check heating, wiring and plumbing condition on inspection.
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 30/100This is the flat Campanian plain between Naples and Caserta, in the Agro Aversano. The Volturno plain and the dense network of roads, settlements and cultivated land define the surroundings more than any single natural feature. Aversa is the nearest town of size and has a substantial historic centre and services; Naples and Caserta are the larger urban poles for daily life. The area is known for intensive agriculture, especially buffalo farming and mozzarella di bufala production in the wider Caserta plain.