Rustico storico panoramico da ristrutturare con terreno
RUSTICO STORICO PANORAMICO DA RISTRUTTURARE CON TERRENO. Needs renovation, autonomo heating, garage, mansarda, taverna, esposizione esterna, impianto tv con parabola satellitare, arredato, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
See what needs doing and what each job costs
Listing price €99k plus an estimated €700/m² overhaul (220 m²) implies an effective price ≈ €253k (≈€1,150/m²), versus the local median of €317/m²; this historic farmhouse in Valpolicella will be far costlier than typical comparable stock despite the panoramic setting.
More on the house and the area
A pretty historic farmhouse with a stone-arched entrance, garages, cellar and a sunny garden/yard in a green hillside setting — genuinely photogenic. The building is roofed and shows usable spaces but needs renovation work to be a comfortable, move-in home.
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€44,000 – €77,000
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.
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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.
- Property needs renovation (cosmetic and some structural work likely)
- Only one bathroom listed
- Outbuildings/yard look overgrown and require repair/clearing
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 73/100The cluster lies in the Valpolicella hills, with vineyard-covered slopes and low ridges between the Adige valley and the foothills above Lake Garda. Lake Garda is within about 10 km to the west, with the lake shore at Lazise and Garda reachable in a short drive. The Adige runs just east of Sant’Ambrogio, and the valley floor opens toward Verona. Monte Baldo rises across the lake and above the eastern Garda area; the nearest lifts on the Prada-Costabella side above San Zeno di Montagna are roughly 40–50 minutes away, so they do not define the immediate landscape. Verona is the nearest city of size, with major services, rail connections and the Roman Arena. The area is known for Valpolicella wine and for the stone quarries around Sant’Ambrogio and nearby Val d’Adige settlements.