Rustico/casale in Strada Nozzallo
Proponiamo in vendita a Grotte Santo Stefano casaletto di circa 110 mq ( 38 mq circa il casaletto e 70 mq circa di tettoia), con terreno di 4250 mq. Il casaletto è totalmente da ristrutturare ed è composto da un unico ambiente dove è presente un camino. Non sono presenti, attualmente, acqua e luce, ma ci si possono…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Connections
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €27,000 price looks low, but the 108 m² includes only about 38 m² of casaletto and 70 m² of tettoia; the entire structure needs renovation and has no water or electricity. After allowing roughly €1,300/m² for restoration and infrastructure, the effective cost is about €1,450/m², far above the €571/m² local comparison level.
More on the house and the area
The strongest appeal is the generous 4,250 m² wooded plot and wide countryside panorama, offering real privacy and a peaceful Lazio setting. However, this is primarily a renovation project: the casaletto has a fireplace but no bathroom or kitchen, while much of the photographed structure is a raw, unfinished shell.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€43,000 – €63,000
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 property is totally in need of renovation and is not currently habitable.
- There is no bathroom, kitchen, water, or electricity at present.
- The main structure appears basic and partially open, with a makeshift roof over the larger covered area.
- Significant work and utility connection costs should be expected.
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 built-up area of Viterbo, so the immediate setting is an urban edge rather than open countryside. The Cimini Mountains rise south-east of the city. Lake Bolsena lies within about 15 km to the north-west from the outskirts, and the Lago di Vico volcanic basin is just beyond that range to the south-east. The area is part of the volcanic Tuscia landscape, with tuff plateaus, ravines and cultivated hills. Viterbo itself is the nearest town of size and has a large medieval centre, the Papal Palace and major services. The area is known for thermal waters and for the historic landscape of Tuscia.