Rustico/casale in Via Sant'Antonio Tortal
BORGO VALBELLUNA (Località Sant'Antonio di Tortal) REMAX propone in esclusiva di vendita un'oasi di pace e privacy con potenziale illimitato tra le Prealpi Bellunesi. Se sogni una vita a contatto con la natura, lontano dal caos ma a breve distanza dai servizi, o se stai cercando l'opportunità perfetta per creare una…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Windows
See what needs doing and what each job costs
At €85,000 (€347/m²), the property is already slightly above the local €317/m² benchmark, and the main 180 m² house explicitly requires complete renovation, implying roughly €270,000–€340,000 in works. The 4 hectares add substantial land value, but the listing’s 245 m² figure conflicts with its stated 180 m² house plus 130 m² storage annex, whose conversion is not guaranteed.
More on the house and the area
This is a picturesque early-1900s rural compound surrounded by lush woodland and meadow, with authentic farm buildings and considerable land. However, the property is a major restoration project rather than a usable home: the interiors are unseen, the buildings are overgrown and visibly unfinished or deteriorated. Its beauty lies mainly in the setting and future potential, not present livability.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€97,000 – €144,000
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.
- The main house is explicitly awaiting complete renovation and is not currently livable.
- The annex includes unfinished masonry, open wall sections and extensive overgrowth; structural and roof condition require professional inspection.
- No interior photos are provided, so bathrooms, kitchen, utilities and floor condition are unverified.
- Access appears to be via an unpaved track, and the four hectares of woodland and meadow will require substantial maintenance.
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 72/100The cluster is in the Valbelluna, the broad middle Piave valley between the Bellunesi Dolomites to the north and the Venetian Prealps to the south. The Piave river runs through this area, and the Belluno Dolomites National Park begins within this belt of mountains around the valley. Nevegal above Belluno is the nearest small ski area, roughly a 40-minute drive, with larger Dolomite ski areas farther away but outside the immediate landscape. Belluno is the nearest town of size, with a full set of services and a historic centre. This part of the province is known for a settled alpine valley landscape of villages, woods and pasture beneath limestone mountain groups.