Rustico/casale in Via Vanie 9
oltre 2 ettari di bosco su cui insiste rustico diruto, serviti da strada asfaltata, posizione panoramica e soleggiata, presente enel e fontana pubblica ai piedi della proprietà e sorgenti nella proprietà.Ideale per pascolo cavalli, colture varie, prosecco, legna, azienda agricola, fotovoltaico
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
See what needs doing and what each job costs
At €25,000 (€125/m²), this is primarily 2+ hectares of woodland with a ruined rustic building, not a livable farmhouse. The severe restoration risk and unclear residential usability make the apparent discount versus €317/m² baseline misleading.
More on the house and the area
The setting is genuinely attractive, with extensive wooded land, autumn scenery and a panoramic valley view, while the old stone walls offer rustic character. However, this is a ruin rather than a livable home: the building is overgrown and appears to lack a usable roof and interior, making it a major reconstruction project.
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.
- The farmhouse is explicitly described as a ruined structure and appears heavily overgrown, with no usable interior shown.
- Likely requires a full reconstruction, including roof, floors, utilities, kitchen and bathroom.
- Access is via rural roads, and the property is predominantly woodland on steep terrain.
- Planning permission, structural feasibility and utility connection costs need careful verification.
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 76/100The cluster is in the Valbelluna, the broad middle valley of the Piave, with the Belluno Dolomites rising nearby and the first pre-Alpine reliefs closing the valley on both sides. The Piave river is the main natural feature of the area. The Dolomiti Bellunesi National Park lies nearby on the Belluno side of the valley. The nearest town of size is Belluno, which has a historic centre and the main services of the province. This part of Veneto is known for the Piave valley landscape and for the transition between the Venetian plain and the Dolomite mountains.