Cesuna di Roana – Ampia casa da ristrutturare con grande pot
Nel cuore di Cesuna, una delle località più apprezzate dell’Altopiano di Asiago, proponiamo in vendita una casa indipendente completamente da ristrutturare, ideale per chi desidera realizzare un’abitazione su misura o un interessante investimento immobiliare. L’immobile, attualmente utilizzato come deposito e ricco di…
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
Priced at 403 EUR/m2, essentially at the local median (389), so no pricing bargain versus baseline. The property needs full renovation ('completamente da ristrutturare') and is currently used as a deposito/storage full of items to remove, so it is not habitable and requires integral renovation (~800-1200 EUR/m2). Missing building_year, energy_class, and sea distance. Positive points: independent house, 124 sqm, good tags (cellar, fireplace, terrace, balcony), 12 photos, fresh listing (1 day), and desirable Asiago plateau location. Renovation costs will roughly double the total outlay, keeping it a fair rather than standout deal.
More on the house and the area
A 124 sqm townhouse in Cesuna (Altopiano di Asiago) needing complete renovation. The exterior shows a modest mixed-condition terraced building fronting a main road, with faded historic shop lettering giving mild period character. Aerial shots reveal a dense village rooftop cluster with no view or garden. Interiors are the weakest element: storage-filled rooms, a cluttered old kitchen, worn wooden stairs, dark attic spaces stacked with spare toilets and bidets, and general disrepair. At €403/m2 the price is low but reflects the gut-job state rather than delivering a bargain wow. Location in a valued mountain plateau town is a plus, 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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €44,000
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.
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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.
- Roadside townhouse on a busy through-road, not a private setting
- Full gut renovation required; currently used as cluttered storage
- Interiors are dark, dilapidated, filled with old furniture and fixtures to remove
- No view or notable natural surroundings shown
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 74/100The cluster is on the Altopiano di Asiago, part of the Prealpi Vicentine. This is a high karst plateau with forests, pastures and the incision of the Val d’Assa nearby. The area falls within the regional protection of the Parco naturale della Lessinia? No. The nearest major town of size is Asiago, which has the main services of the plateau. The nearest ski lifts are those of the Asiago plateau area, including Melette, roughly a short drive from Roana. The area is known for First World War sites and mountain pasture landscapes.