Rustico in San Potito Ultra
Posizione centralissima, nel cuore del paese! Vendesi abitazione di 188 mą complessivi, comprese le pertinenze, situata in una posizione strategica e comoda, a pochi passi dai principali servizi. * Caratteristiche principali: * Di fronte alla villa comunale. * Adiacente all'ufficio postale. * A soli 30 metri da un…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Price €45k for 188 m² looks cheap on raw €/m² (€239), but using a conservative habitable adjustment (€200/m²) gives effective €439/m² versus the local median €415/m², so it is not a standout bargain. The listing text says the property is already habitable while the condition field says “Needs renovation” — this contradiction lowers confidence.
More on the house and the area
Solid three‑storey town house in the centre with original character (stone base, vintage floor tiles, fireplace and ceiling mouldings) and a tiny private courtyard. The property is habitable today but very dated and will need cosmetic renovation and some structural/maintenance checks (balcony/possible damp). Excellent low price for the size and central location — a realistic renovation project to make a lovely home.
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€13,000 – €21,000
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.
- Dated finishes — kitchen, bathrooms and surfaces need updating.
- Visible maintenance issues (concrete spalling on balcony, cracked plaster) — check balconies/roof.
- Small, neglected courtyard and a damp, cluttered basement that will need waterproofing/clearing.
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 60/100The cluster lies on the lower slopes inland from Monte Partenio in the Campanian Apennines. The Sabato valley is the main local landform, with hazelnut and mixed farmland on the hills around the villages. The Partenio Regional Park begins a short distance to the west and north, covering the wooded ridge above this side of the Avellino basin. The nearest town of size is Avellino, which has the province’s main services, rail and road connections, and a substantial urban area. The area is known locally for wine and hazelnuts from the Irpinia hills.