Rustico in Toffia
Rustico in Toffia. Needs renovation, autonomo heating, accesso per disabili, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
See what needs doing and what each job costs
At €39,000 (€488/m²), the renovation estimate brings the effective cost to about €1,188/m², more than double the local €571/m² benchmark. Heating and a cellar are positives, but the required renovation and inland location make this a weak deal.
More on the house and the area
A rustic stone farmhouse set among olive trees, with attractive exposed beams, terracotta floors, a large fireplace and a workable kitchen/bathroom. It is a real, roofed home rather than a bare shell, but damp, unfinished areas and shabby outbuildings mean it needs meaningful renovation before it becomes a comfortable full-time residence.
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€16,000 – €28,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Substantial renovation is needed, including damp and deteriorated finishes.
- One interior room has a bare concrete floor and appears more like storage than finished living space.
- The exterior agricultural structures are in very poor condition, and access/utilities should be verified.
- No compelling panoramic view is shown.
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 60/100The cluster is in the Sabina hills, with a landscape of olive groves, wooded ridges and small valleys. The Tiber is the main river of the wider area to the west, and the Monti Lucretili rise to the south-east within this part of inland Lazio; the Monti Lucretili Regional Park is the nearest protected area. Rome is the nearest large city for services and transport, while in the local area Palombara Sabina and the other Sabina hill towns provide everyday services. Nerola is known for its hilltop castle and for the olive-growing landscape typical of Sabina, an area associated with olive oil.