Villa plurifamiliare in Montemiletto
Su strada statale in posizione dominante Villa indipendente su 3liv possibilità di divisione in 3 appartamenti circondata da 10000mq di terreno con 40 piante di olive in produzione piccole difformità urbanistica da sanare prezzo affare,no agenzia,no sognatori,no affaristi
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
425sqm habitable villa (1998) at €24/m2 vs baseline median €375/m2 is ~15x below market — exceptional on paper. Independent villa over 3 levels, divisible into 3 apartments, plus 10,000sqm land with 40 producing olive trees, and amenities (garage, cellar, heating, panoramic view, terrace). Fresh listing (4 days), no agency. Caveats: seller admits 'piccole difformità urbanistica da sanare' (minor building code irregularities to be regularized), which adds cost/risk; energy class missing; only 1 photo limits verification; and habitable+1998 build makes the ultra-low price somewhat contradictory (likely reflects the irregularities and location). Renovation modest given habitable status, mainly regularization and cosmetic. Strong deal but verify the urbanistic issues before committing.
More on the house and the area
425sqm independent villa on 3 levels for just €10,000 (€24/m2) is an extreme bargain, with 10,000sqm of land and 40 producing olive trees. The single photo shows a large habitable 1998 villa with arched loggias and multiple balconies in a dominant hilltop position over farmland. The bargain price and generous land/olive grove are the main wow drivers, but the listing is undercut by only one poorly-framed exterior photo, no interior imagery, and disclosed urban planning irregularities requiring remediation. Solid rural opportunity rather than a visual scroll-stopper.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €150/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€21,000 – €35,000
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.
- Only 1 photo, all showing exterior against sky - no interior views
- Description mentions urban planning irregularities to be regularized ('difformità urbanistica da sanare')
- Panoramic view claimed but not demonstrated in photo
- No energy class provided
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 55/100The area is in the inland hills between the Calore Irpino and Sabato river systems, with mixed farmland, wooded slopes and small ridge villages typical of central Irpinia and the Benevento side of the Apennines. The Partenio mountains lie to the west and north-west, forming the nearest named range in the wider local horizon. Benevento is the nearest town of size, with major services and Roman monuments including the Arch of Trajan and the theatre. This part of Irpinia is known for vineyards and olive growing, with Taurasi wine country lying in the broader province.