Tollo, rudere con annesso e giardino vista panoramica
Tollo, Contrada Buttici, a pochi metri dal centro del paese, proponiamo in vendita fabbricato indipendente/rudere disposto su due livelli per un totale di circa 160 mq più locale annesso di circa 80 mq. L'immobile è in ottima posizione dominante con bellissima vista panoramica, ampio giardino che circonda la proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Description labels the property both 'fabbricato indipendente/rudere' and 'completamente da ristrutturare', signaling a ruin requiring full gut renovation (~€800/m2). Price €412/m2 is above the local median €343/m2, so the baseline premium is not justified by condition. The 160-170 sqm plus 80 sqm annex, panoramic position, and large garden add value, and 13 photos with fresh 7-day listing are positives. But total spend (~€70k + ~€130k+ reno) makes this only a fair play; upside depends on land purchase option and final habitability.
More on the house and the area
This is a substantial old farmhouse shell with a grassy garden, mature trees and an extra outbuilding. The real hook is the location: a dominant village-edge plot with blue sea glimpses on one side and snowy mountain views across the vines on the other. Interiors are mostly raw and not photogenic, so the wow comes from the setting more than the house itself.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€34,000 – €60,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely to renovate; parts appear semi-ruinous/open to the sky.
- Setting is near a road and neighboring buildings, not isolated countryside.
- Sea and mountain views are glimpsed rather than fully open from the house itself.
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 62/100The area lies on the Adriatic side of the Chieti hills, with vineyards and olive groves between the coast and the first rises toward the Abruzzo interior. The Adriatic coast is close, with the beach resorts of the Ortona area within about 15 km, and the Costa dei Trabocchi begins just to the south around Ortona and San Vito Chietino. The Foro and Arielli valleys shape this stretch of countryside. Ortona is the nearest town of size, with a port, a historic center, and rail access. This part of Abruzzo is known for wine production, especially Montepulciano d'Abruzzo from the Tollo area.