Contrada Breccelle, Isernia
Tribunale: Isernia RGE: 5/2019 PVP: 4593673 Fabbricato sito in Isernia, identificato in Catasto Fabbricati, Foglio 48, p.lla 890 (ex 544), Contrada Breccelle snc, piano T-1, zona censuaria 2, categoria A/4, classe 2, consistenza vani 5, superficie catastale totale mq 131, totale escluse aree scoperte mq 131, rendita €…
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
- Structure
See what needs doing and what each job costs
This is a judicial‑auction listing (Tribunale RGE) so it is treated as a trap regardless of price. Estimated renovation ~€200/m² gives an effective price €38,853 (~€294/m²) vs regional baseline €390/m², and the ad warns the images are not the real photos.
More on the house and the area
The apartment photos show high‑quality, contemporary interiors (stylish kitchen, modern bathroom, good parquet floors) that look move‑in ready. It’s a huge bargain for the size, but it sits in an anonymous condo block and is an auction lot—verify actual images, room/bath counts and any shared/opening with the neighbouring unit before proceeding.
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€9,000 – €15,000
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.
- Photos in the ad are indicative and may not show the actual unit — verify real photos/planimetry.
- Urban apartment in a plain mid‑century block with no private garden or notable views.
- Property is sold at auction — check legal/title details and auction procedures.
- Listing mentions an opening connecting to an adjacent unit — confirm boundaries and structural implications.
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 68/100The cluster is in the upper Volturno basin with the Mainarde and Matese sections of the central-southern Apennines within about 15 km. The Volturno river rises nearby at Rocchetta a Volturno, and the Montedimezzo MAB reserve lies within this radius. Isernia is the nearest town of size, with a substantial historic centre and the National Paleolithic Museum. The area is known for upland Molise landscapes, pastoral country and archaeological finds connected with prehistoric Isernia.