Rustico con terreno
Rustico con terreno
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €18,000 (€300/m²), this bare “rustico con terreno” could require about €66,000 in restoration, bringing the effective cost near €1,400/m² versus a local benchmark of €317/m². The listing does not say whether it is habitable or legally residential, and reports no bedrooms or bathrooms, so the apparent low price is not enough to make it a sound deal.
More on the house and the area
The stone farmhouse has strong historic character, generous surrounding land, and a genuinely beautiful wooded valley and mountain setting. However, the photos show a bare agricultural shell with dirt floors, no bathroom or kitchen, and significant renovation needs, so it is a scenic restoration project rather than a livable cheap Italian home.
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€24,000 – €35,000
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.
- This is an uninhabitable agricultural rustico, not a move-in home.
- No bathroom, kitchen, or usable living spaces are shown; interiors have dirt floors and old animal stalls.
- Roof, structure, utilities, access, and conversion permissions require thorough technical 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 78/100The cluster is in the Alpago basin under the Belluno Prealps, with the Cansiglio plateau and forest to the southeast and the higher Dolomite groups visible farther north outside the immediate radius. Lake Santa Croce lies in the basin and is the main water feature of the area. Part of the Cansiglio area is protected within the Cansiglio regional reserve/forest system on the Veneto–Friuli side. The nearest ski lifts are the small Pian del Cansiglio area, roughly a half-hour drive depending on the exact hamlet; the larger Dolomite ski domains are farther away and do not define the immediate surroundings. Belluno is the nearest provincial town of size, with full services, shops and rail connections. The area is known for the lake, forested prealpine slopes, and wind sports on Lake Santa Croce.