Rustico/casale in C. da Campo Mirabello
Casa indipendente, libera su tre lati, su due piani al primo troviamo cucina, soggiorno da unire, bagnetto al secondo due matrimoniali. Senza spazio esterno. Da ristrutturare
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
The €15,000 asking price is low at €214/m², but the house needs renovation; estimating €700/m² brings the effective cost to about €64,000, or €914/m². That is substantially above comparable local pricing, while the listing gives no useful information on year, energy performance, or exact renovation scope.
More on the house and the area
This is a genuine, roofed two-level home with finished floors, a bathroom, fireplace, old doors and some vintage Italian character. It is not a ruin, but the interiors are very dated and the exterior shows moisture and maintenance issues; it feels like a basic renovation project rather than a beautiful dream home.
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€14,000 – €25,000
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.
- Clearly dated and advertised as needing renovation, with damp/peeling exterior finishes visible.
- No kitchen installation is shown, so immediate move-in readiness is uncertain.
- No garden or meaningful outdoor space, and no view or standout setting is visible.
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 on the eastern side of the Gran Sasso massif foothills, with the Montebello area looking into the upper valley system between the Vestina hills and the mountain block. The River Fino runs nearby, and the area sits close to the edge of the Gran Sasso e Monti della Laga National Park. The nearest ski lifts are in the Campo Imperatore area on the Gran Sasso, roughly about an hour’s drive depending on road conditions. Penne is the nearest larger town, with a substantial historic centre, services, and a cathedral. Penne is part of the area known for brick-built hill towns, olive growing, and routes up from the Adriatic side into the Abruzzo mountains.