Rustico/casale in Frazione Pretara 28
Nel suggestivo Comune montano di Isola del Gran Sasso d'Italia, nella caratteristica frazione di Pretara, proponiamo in vendita una graziosa porzione di fabbricato in pietra di circa 50 mq, tipica dell'architettura locale. L'immobile si sviluppa su più livelli: al piano terra troviamo un vano con bagno collegato…
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
At €25,000 (€500/m²), the home appears inexpensive, but allowing for an estimated €700/m² renovation brings the effective cost to about €60,000, or €1,200/m² versus the local €320/m² benchmark. The listing does not state the property's condition, utilities, or renovation needs, making the apparent bargain difficult to verify.
More on the house and the area
A genuinely livable mountain village home with characterful stone surroundings, a panoramic balcony view and a beautiful Abruzzo setting near the Gran Sasso. The interiors are modest and dated rather than spectacular, but the house appears fully floored, equipped with a kitchen, bathroom, heating and usable living spaces. At €25,000, the combination of authenticity, mountain scenery and immediate usability is particularly compelling.
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€10,000 – €18,000
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.
- Very compact 50 sqm layout spread over multiple levels with steep internal stairs.
- Interiors are functional but dated, with basic furnishings and some visible wall staining.
- Energy performance, heating details and any renovation/legal issues are not 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 81/100The Gran Sasso massif rises immediately above the area, with Corno Grande and the eastern wall of the range dominating the local landscape. The upper Vomano valley runs through this part of the province. Much of the surrounding mountain area falls inside Gran Sasso e Monti della Laga National Park. The Prati di Tivo ski lifts are the nearest main lifts, on the mountain above Pietracamela, reached in roughly 25–35 minutes by road. Teramo is the nearest town of size, with full services and a cathedral, about half an hour away. The area is known for the Sanctuary of San Gabriele and for access to the Gran Sasso on its Teramo side.