Contrada Padule, Belmonte del Sannio
Tribunale: Isernia RGE: 23/2023 PVP: 4593653 Piena proprietà di unità immobiliare sita nel comune di Belmonte del Sannio (IS), contrada Padule Piane, censito al catasto fabbricati al fg. 13, particella 504 sub 1 (categoria A/4, classe 2, consistenza 7,5 vani, mq. 100, rendita € 251,77, piano terra) e fg. 13,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This is a judicial auction (Tribunale Isernia) which carries legal/procedural risks and the ad provides no real photos or the property's condition. Listed at €23,625 for 150 m² (€158/m²) but assumed renovation ~€700/m²; auctions like this are high-risk so I treat it as a trap.
More on the house and the area
Photos show modern, stylish interiors (panelled walls, marble-look floors and new bathroom fittings) that could be a comfortable, characterful home. However the exterior is an ordinary block and the ad warns the pictures are not of the actual unit — the real condition must be checked and auction risks considered before buying.
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€30,000 – €53,000
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 explicitly says the photos are indicative / not the real property — actual condition may differ.
- Offered at auction — legal/title checks, extra fees and risks apply.
- Exterior appears to be a plain apartment block with no proven views or private outdoor space.
- Some photos show unfinished areas (shower alcove) — verify that bathrooms, utilities and finishes are complete.
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 72/100The cluster lies in the Alto Molise uplands, with the Apennines around Agnone and the Sangro and Trigno headwater country within the local landscape. The area is close to the upper Trigno basin and to the mountain country that leads toward the Abruzzo, Lazio e Molise National Park, but that park is outside the 15 km radius. Capracotta is the nearest mountain centre of note, and the Prato Gentile cross-country ski area is about a 25 minute drive. Agnone is the nearest town of size; it has a substantial historic centre and is known for the Marinelli bell foundry, one of the oldest in Italy. The wider area is known for high pastures, woods, and traditional transhumance country on the Molise-Abruzzo border.