Torre Pagliara
SAN NICOLA MANFREDI – Soluzione indipendente bifamiliare su due livelli, al piano terra ingresso, soggiorno, cucina, tre camere da letto e wc oltre giardino. Al piano primo ingresso, cucina soggiorno unico ambiente, tre camere da letto, wc e ampio terrazzo di 150 mq. Completa la soluzione box auto.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Habitable 200 m² bifamiliare with garage; I estimate €200/m² renovation → effective price €115,000 (€575/m²) versus regional median ~€370/m². At that effective €/m² the property is substantially above the local baseline, so it looks overpriced.
More on the house and the area
A solid, immediately habitable family villa with a huge tiled terrace/courtyard and green hill views — great outdoor space for living. Interiors are dated but functional, so this is a realistic, affordable home that rewards modest refreshing rather than a full rebuild.
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 – €22,000
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.
- Dated interior finishes — cosmetic updating of kitchen, bathrooms and floors needed
- Exterior plaster and metal railings show cracking/rust and will need repair/paint
- Large terrace and courtyard require cleaning and minor repairs
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 58/100The cluster is in the inland hills west of Benevento, in the Sannio area at the edge of the Campanian Apennine foothills. The Sabato River valley is the main local landform, with mixed farmland, olive groves and wooded slopes around the villages. Benevento is the nearest town of size, with a substantial historic centre and major Roman remains including Trajan’s Arch and the Roman theatre. The area is known for Sannio wine and olive oil.