Rustico in Villaga
Rustico in Villaga. Needs renovation, garage, caminetto, esposizione interna, cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Roof
- Damp
See what needs doing and what each job costs
270 m² farmhouse asking €85k but listed as “needs renovation”; estimated renovation ~€700/m² → ~€189k, so effective price ≈ €274k (~€1,015/m²) vs regional median €317/m². Remote location (62 km from sea) and no energy/building-year data make this an expensive renovation-heavy project rather than a bargain.
More on the house and the area
A solid, roofed farmhouse with original beams, a large fireplace and a good private garden — lots of character and space. It’s a realistic home once renovated, but plan for a full update to services, plastering and some roof/attic work.
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€53,000 – €95,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Clearly needs renovation: peeling plaster, likely damp repairs and updating of finishes.
- Only one bathroom shown for a large 270 m² house — expect reconfiguration or additions.
- Attic and roof appear original and will need a careful inspection/possible 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 67/100The cluster sits in the Colli Berici, a low limestone hill range south of Vicenza with wooded slopes, small valleys and cultivated ridges. The area is known for olive groves, vineyards and quarry stone from the Berici hills. Vicenza is the nearest city of size, with full services and Palladian architecture.