Rustico/casale in Via Valle Oracola
Rieti-Località Valle Oracola: Sei alla ricerca del tipico casale con terreno, per soddisfare il tuo desiderio di indipendenza e tranquillità, ma allo stesso tempo non vuoi allontanarti troppo dalla città e dai suoi servizi? Questa proprietà è decisamente l'opportunità giusta da cogliere, immersa nella splendida…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €89,000 (€445/m²), the price is below the €583/m² local comparison level, but the old farmhouse needs structural reconsolidation and the listing includes roughly 200 m² of agricultural/storage buildings. With an estimated €1,100/m² restoration allowance, the effective cost becomes about €1,545/m²; the condition and legal usability of all spaces are not stated.
More on the house and the area
This is a highly atmospheric old farmhouse in a beautiful green valley, with mountain scenery, stone construction, tiled roofs, a historic fireplace, cellars, and over 6,000 square metres of land. However, the interiors are dark and very dated, and the listing recommends structural consolidation, so this is a substantial restoration project rather than a realistically livable home today.
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€79,000 – €117,000
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.
- Major renovation and structural consolidation are recommended, especially for the main farmhouse.
- Interiors are extremely dated and do not appear move-in ready; kitchen and modern bathroom facilities are not clearly shown.
- Roof, masonry, utilities, and outbuildings require thorough technical inspection.
- The property includes substantial agricultural buildings and land, which may add maintenance and renovation costs.
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 cluster is in the Rieti plain at the foot of the Sabine Apennines. The Velino river crosses this area, and within about 15 km are the Riserva Naturale dei Laghi Lungo e Ripasottile and the plain known as the Piana Reatina. Monte Terminillo rises just north-east of Rieti, with ski lifts around Terminillo roughly 20 km away by road. Rieti is the nearest town of size, with a substantial historic centre, a cathedral, services and rail links. This area is known for the broad basin floor set under the first Apennine slopes and for the wetlands of the reatine lakes.