Villa unifamiliare in Ariano Irpino
OTTIMA OCCASIONE - ASTA IMMOBILIARE unità immobiliare, in pessimo stato di manutenzione con annessa area pertinenziale di circa mq. 190, sviluppantesi su due livelli fuori terra, composta da ingresso, garage, ripostiglio, locale caldaia, disimpegno, wc, quattro vani e terrapieno al piano terra, e da quattro camere da…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Damp
See what needs doing and what each job costs
Price €31,800 (€167/m²) vs regional median €370/m² is very low, but the property is a judicial auction listing and the description reports “pessimo stato”, APE G and cadastral difformità; significant legal and renovation risk—consult the court files and a lawyer before bidding.
More on the house and the area
A roomy 190 m² villa with garage and terraces that is structurally a real house but visibly neglected; at this price it’s a strong bargain for someone willing to renovate. Not photogenic or in a scenic location, but perfectly usable after repairs and legal checks.
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€38,000 – €67,000
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.
- Advertised as in very poor maintenance — significant interior renovation likely required.
- Report mentions urban/planimetric difformità — legal/title checks needed before purchase.
- Energy class G — expect costly upgrades to heating/insulation and systems.
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 Irpinian Apennines, on high hills and ridgelines between the Ufita valley and the Cervaro basin. The landscape within reach is mostly agricultural upland with woods, open fields and scattered hamlets. The nearest larger centre is Ariano Irpino, which has a substantial hill-town centre, hospitals, schools, shops and rail access at Ariano Irpino station in the lower valley. This part of Irpinia is known for cereals, olive groves and upland farming.