Villa in Via dei Formali 16
villa/indipendente in vendita di 150 mq ca. sito a maddaloni, composto da: angolo cottura, salone singolo, cucina abitabile (tavola per 4 persone), 3 camere, 3 bagni. cantina.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The listing omits condition and year, so I assumed light works (~€200/m² → ~€30,000). That gives an effective price ≈€175,000 (≈€1,167/m²) versus the regional baseline of €371/m², i.e. ~3.1× typical local stock, so this is overpriced.
More on the house and the area
Well-presented, move-in-ready village house with freshly finished interiors and a large rooftop terrace that delivers broad views over the plain. Charming historic setting in a cobbled lane gives lots of character, but expect limited vehicle access and no private garden.
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€10,000 – €17,000
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.
- Located on a narrow, steep historic lane — likely no direct car access or private parking
- No garden; outdoor space is rooftop terrace (check waterproofing/privacy)
- Upper-floor layout means stairs — check accessibility for movers/older residents
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 51/100The cluster lies on the plain at the foot of the Monti Tifatini, with the larger mass of the Partenio mountains farther east. Caserta is the nearest town of size, with the Reggia di Caserta and its park. San Leucio, part of the UNESCO listing with the Royal Palace of Caserta, is also nearby. This part of the province is known for the Campanian plain, market gardening and buffalo-mozzarella country.