Villa in Viale Tenna 17 -19
-VILLA ELSA – VILLA INDIPENDENTE CON AMPIO SPAZIO ESTERNO – Viale Tenna (ex Viale Nunzia) – Castel Volturno In Viale Tenna, ex Viale Nunzia, all’interno di un esclusivo complesso condominiale composto esclusivamente da ville indipendenti e videosorvegliato, proponiamo in vendita Villa Elsa, una soluzione ideale per chi…
What it really costs
See what needs doing and what each job costs
Asking €89,000 for 250 m2 (nominal €356/m2); assuming habitable-level works (~€200/m2) gives an effective cost ≈ €556/m2, which is well above the regional median €373/m2. Strong positives: 1 km from the sea, pool, garden and 48 photos; negatives: the listing does not state the property's condition, which reduces confidence.
More on the house and the area
A large, gated Mediterranean villa with a sunny paved courtyard, palms/olive and plenty of outdoor space close to the sea. The house is structurally intact and usable but needs cosmetic refreshing and some repairs to make it a comfortable long‑term 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€17,000 – €28,000
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.
- Exterior shows peeling plaster and visible cracks — façade and cosmetic repairs needed.
- No clear interior photos shown; expect updating of finishes, kitchens/bathrooms and systems.
- Listing tags mention a pool but photos do not show one — verify amenities and outbuildings.
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 52/100The cluster is on the Tyrrhenian coastal plain at the mouth of the Volturno River, with long sandy shoreline and low pine-wood belts in the Castel Volturno and Baia Domizia coast area. The nearest town of size is Caserta, which has the Royal Palace and urban services; Naples is farther south for airport and major city functions. This stretch of coast is known for beach resorts, reclaimed lowland and pine forests rather than for a protected or strongly distinctive landscape.