Rustico in Cafasse
CAFASSE: vendesi tettoia da recuperare a uso abitazione con giardino distaccato. È necessario chiedere cambio di destinazione e progetto di recupero ex novo, le immagini sono puramente informative di bozza di progetto non presentata. Il vecchio progetto prevedeva: al piano terreno box auto doppio; al piano primo…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Despite the 'Renovated' condition label, the description directly contradicts it: this is a 'tettoia da recuperare' (a shed/canopy to be recovered) that requires a change of use permit and a completely new recovery project not yet submitted. The floor-plan images are merely draft concepts. Utilities (sewer, water, gas) are in the area but no connections exist and all must be requested. So the price of 181 EUR/m2 vs baseline 264 looks cheap, but the m2 figure and condition are unreliable — it is effectively a non-habitable structure requiring full reconstruction plus permits with uncertain approval. The extra 290 m2 land parcel with residual buildable volume is a minor upside but doesn't offset the risk. Renovation to habitable will be extensive (~1200 EUR/m2). The contradiction between 'Renovated' and 'to be recovered' is the key red flag.
More on the house and the area
This is a brick barn/tettoia shell in a Piedmont village, not a habitable home despite the 'Renovated' label. Photos show weathered exposed brickwork, an open upper floor used for storage, and a modest yellow ground-floor garage front. The genuine appeal is the low price (EUR 29k, EUR 181/m2) plus a detached ~290 sqm garden parcel with residual building rights. The rustic brick character and green garden with hillside backdrop offer some charm, but the interior does not exist yet and the buyer must obtain change-of-use approval and connect all utilities. The architectural sketches show potential but nothing is approved. A project for someone, not a scroll-stopping wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€63,000 – €94,000
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.
- Listed as 'Renovated' but is actually an unconverted tettoia/barn shell requiring full change-of-use permit and ground-up recovery project
- Project images are informal drafts, not approved plans
- No utility connections in place despite services being available in the area
- Open shell with no interior; beds/baths listed as zero
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 in the lower Valli di Lanzo at the first rise from the Turin plain, with the Graian Alps closing the northern and western horizon. The Ceronda valley is local here, and the Stura di Lanzo valley system begins a short distance north and west. The Lanzo valleys are within the 15 km landscape, with woods, slopes and mountain villages rather than open plain. Venaria Reale and the north-west edge of Turin are the nearest larger urban areas, with full services and rail links toward the city. The area is known as the approach to the Lanzo valleys from Turin.