Rustico in Marcellina
VENDITA RUSTICO CON TERRENO - LOC. SPACCA LA CANNA A soli 3 km da Guidonia, in zona tranquilla e di campagna, proponiamo in vendita un rustico di circa 40 mq immerso in terreno di 9500 mq. L'immobile, libero subito e in buono stato, si compone di unico ambiente con camino + bagno con doccia e finestra. Nota:…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Priced at 750 EUR/m2 vs baseline median 697, so ~8% above baseline despite claimed 'habitable/good state'. Key issue: the building is 'non accatastato' (not registered at the land registry), which is a legal/cadastral problem requiring regularization before resale or financing. Much of the 30k price is for the 9500 m2 olive-producing land with a well, not the tiny 40 m2 one-room rustico. No building year or energy class. Fireplace + bathroom present, listed as habitable, fresh listing (5 days). Modest renovation reserve for a small habitable single-room structure; main cost/risk is cadastral regularization, not construction. Fair rather than good given the price premium over baseline and the unregistered-building complication.
More on the house and the area
Basic 40sqm rustic shed on a 9,500sqm hillside olive grove near Guidonia, Lazio. The main appeal is the land: mature productive olive trees, a flowering tree (spring bloom), a well, and a peaceful countryside setting. However, the building itself is a plain single-room structure with a fireplace and a basic bathroom, shown cluttered and dated inside. The exterior is an unremarkable rendered shed. No stunning views, historic character, or striking architecture. The unregistered building status is a significant caveat. At EUR30k for nearly a hectare of olive land it's a fair rural deal, but nothing here stops the scroll.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€5,000 – €8,000
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.
- Fabbricato non accatastato (unregistered building) - legal/regulatory risk
- Single 40sqm room, basic condition despite 'habitable' label
- Interior photos show cluttered, dated space with mismatched furnishings
- No sea proximity, no view highlighted
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 66/100The cluster is on the lower slopes of the Monti Lucretili, with the Sabine hills immediately around it. The Parco Naturale Regionale dei Monti Lucretili lies within this area. Tivoli is the nearest substantial town, with the Villa d’Este and Villa Adriana, both UNESCO sites, and Rome is the main city for services and transport.