Porzione di rustico al grezzo con giardino
PORZIONE DI RUSTICO AL GREZZO CON GIARDINO Colle Umberto (TV), a pochi metri da Conegliano e dall'accesso dell'autostrada. Porzione di rustico di 120 mq, disposto su due livelli al grezzo, con giardino privato di 450 mq, per godere del massimo relax e riservatezza. Tetto rifatto nuovo qualche anno fa, così come…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
- Only a share of the property is for sale
See what needs doing and what each job costs
Porzione di rustico 'al grezzo' (shell only, no bathrooms, unfinished) in Colle Umberto (TV), near Conegliano. At 808 EUR/m2 it is ~2.4x the regional median of 330 EUR/m2, but that baseline mixes habitable stock and isn't comparable to a shell rustico. Positives: new roof, restored stone walls, exposed beams, 450m2 private garden, good location near motorway. Negatives: it's a partial/porzione (shared building), needs full renovation from grezzo (est. ~1200 EUR/m2 to make habitable), 0 baths, no energy class or build year, only 4 photos. Total-in cost roughly 97k + ~144k reno = ~240k for 120m2 — plausible but not a bargain. Fresh listing (1 day), so no staleness. Fair rather than good given the heavy work and partial-ownership context.
More on the house and the area
Partly-renovated stone rustico shell in Veneto with attractive new light-wood beamed and pitched roof over recovered antique stone walls, plus brick arches upstairs that admit good natural light. Genuine historic character in the exposed timber and stonework, and a private 450sqm garden with green surroundings and hillside backdrop. However, the interior is a bare construction site (no baths, unfinished floors, exposed rebar) and the exterior is unremarkable. At 808 EUR/sqm near Conegliano it's fairly priced but requires substantial investment. Charming bones rather than a scroll-stopper.
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€48,000 – €70,000
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.
- Shell condition ('al grezzo') needs full renovation - no baths, no finished interior
- Reinforcing mesh, ladder and construction debris throughout - major work required
- Exterior is a plain stone facade, no standout curb appeal
- Only a portion of a rustic building; adjacent portion sold separately
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 63/100The cluster sits at the foot of the Trevigiano pre-Alps, with the first ridges of the Col Visentin and Cansiglio area within the local horizon. The Piave plain and the vineyard hills between Conegliano and Vittorio Veneto shape the immediate landscape. Vittorio Veneto is the nearest town of size, with a full service centre and a substantial historic core; Conegliano is also close and is known for its castle hill and wine-school tradition. The Conegliano-Valdobbiadene Prosecco Hills UNESCO site begins a short distance to the west and south-west, but the core protected landscape is not centered on this cluster itself. The area is known for vineyards and Prosecco production.