Rustico/casale in Via Cerreta 1
In località CERRETA appena sopra la zona di Vazia/Lisciano proponiamo in vendita abitazione cielo - terra di 135 mq con annesso terreno collinare esposizione sud/ovest di circa 2000 mq incolto. L'abitazione è totalmente da ristrutturare, tetto, solai interni. è tuttavia un gioiellino, molto spartano, con ampi spazi…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Roof
- Damp
- Bathroom
See what needs doing and what each job costs
The €25,000 price is attractive at €185/m², but the house is explicitly totally to be restored, including the roof, floors and bathroom. Estimated works of about €148,500 bring the effective cost to roughly €1,285/m², well above comparable local stock; the tiny four-house hill hamlet also offers limited location value.
More on the house and the area
This is a characterful old rural farmhouse with a distinctive covered external stair, traditional roof tiles, mature vegetation, and about 2,000 sqm of hillside land. However, it is clearly a major renovation project rather than a usable home: the roof and floors need work, interiors appear very rough, and there is no convincing evidence of current 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€53,000 – €79,000
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.
- Entirely to renovate, including the roof and internal floors.
- The visible fabric shows heavy damp, weathering and neglect.
- Bathroom and kitchen usability, utilities, and structural condition are not established.
- Access is via a covered external stair/ballast walkway, which may limit convenience and accessibility.
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.