Rustico/casale in Via Cavour
Gradoli Rudere con terreno nel centro storico Contesto Nel tranquillissimo borgo di Gradoli, nel cuore del centro storico, troviamo una proprietà che ha bisogno di un po’ di fantasia per essere immaginata ultimata ma che offre grande potenziale. Vicina a tutti servizi ma quasi fuori dal mondo per il panorama e la…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Connections
See what needs doing and what each job costs
At €80,000, the estimated all-in cost is about €212,000, or €1,767/m² after the major restoration needed, versus a local benchmark of €571/m². The historic-center setting, garden, and Lake Bolsena 3 km away add appeal, but the property is currently unusable and requires substantial work.
More on the house and the area
This is a highly atmospheric historic stone property with a rare garden, dramatic lake views, and a beautiful position within Gradoli’s old center. However, it is a genuine renovation project rather than a livable home: the dwelling is currently unusable, with storage-like interiors and utilities needing reactivation.
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€48,000 – €70,000
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 explicitly a rudere and currently uninhabitable, requiring major renovation.
- No usable kitchen, bathroom, or living interiors are shown; the interior spaces are storage areas.
- Utilities are nearby but need reactivation.
- Cadastral updating and registration of several outbuildings are still in progress.
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 81/100Lake Bolsena is immediately beside the town. The Volsini hills surround the lake basin. The area lies within the Monti Volsini volcanic district. Bolsena is the nearest town of size on the lake and has lakeside services and a historic centre. Orvieto is the nearest larger town and provides rail connections and a fuller range of services. The area is known for volcanic soils, olive groves, vineyards and lake fish.