Rustico/casale
LAZIO - VITERBO - SAN LORENZO - LAGO DI BOLSENA. CASALE DA RISTRUTTURARE CON TERRENO Casale completamente da ristrutturare di 92 mq, ad uso abitativo, con terreno di 12.000 mq con vista parziale del Lago di Bolsena. Nella proprietà è presente la fornitura di acqua del Consorzio Acquedotto e la linea elettrica. E'…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €68,000 for 92 m², a complete restoration could add about €101,200, bringing the effective cost to roughly €1,839/m² versus €568/m² for comparable local homes. The 12,000 m² of land, utilities, and 2 km proximity to Lake Bolsena add value, but the renovation burden is substantial.
More on the house and the area
The strongest appeal is the peaceful wooded setting, expansive 12,000 sqm of land, and a partial view toward Lake Bolsena. However, the actual building is an uninhabitable rural shell rather than a usable home, so this is a substantial restoration project despite the attractive potential.
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€36,000 – €54,000
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 farmhouse is explicitly sold as completely requiring renovation, with raw, empty interiors and no visible kitchen, bathroom, or finished floors.
- Roofing and structural condition need careful technical inspection; several sections appear deteriorated or improvised.
- The attractive renovated farmhouse image appears to be a visualization, not the current condition; utilities and access should be verified.
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 74/100Lake Bolsena, a volcanic crater lake of the Vulsini volcanic complex, lies immediately next to Bolsena and contains the islands Bisentina and Martana. The lakeshore close to the cluster includes small lakeside towns such as Capodimonte and Marta and Bolsena itself has a medieval centre, the Rocca Monaldeschi castle and the basilica of Santa Cristina (site of the 13th‑century Eucharistic miracle and a focus for pilgrimages). The surrounding ground is volcanic tuff and the Vulsini hills, with Etruscan archaeological sites and necropolises in the area around the lake. Montefiascone (about 10 km south) is the nearest larger town, with market‑town services and the local 'Est! Est!! Est!!' wine association. Viterbo, the provincial capital, lies to the northwest and provides broader services and railway connections. There are no alpine ski lifts within the immediate area; ski resorts in the Apennines are beyond the 15 km radius and require a longer drive. The lake is used locally for boating and fishing and supports seasonal tourism.