Rustico in Bosco Chiesanuova
BOSCO CHIESANUOVA - VALDIPORRO In Contrada Sponda, località di Valdiporro nel comune di Bosco Chiesanuova, proponiamo in vendita un’interessante rustico, di circa 190mq, immerso nella natura, ideale per chi desidera realizzare un progetto esclusivo in un contesto di assoluta tranquillità. La proprietà è composta da un…
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
Rustico of ~188sqm at €154/m2, well below the regional median of €330/m2, so the entry price is attractive. Bonus: ~25,000 sqm of owned woodland adds real value and privacy. Downsides: completely uninhabitable (terracielo da ristrutturare with 0 baths), 1800 build year meaning full structural/systems renovation likely €1,000-1,400/m2, no energy class and no baths listed. Mountain location in Lessinia (Bosco Chiesanuova) limits resale demand but suits a second home or tourism project. Fresh listing (1 day). Solid deal for a buyer prepared for heavy renovation.
More on the house and the area
Two-property listing: a pink-plastered stone tower house with rusted-tin garage annex, plus a handsome dry-stone barn with timber loggia. Both are picturesque but fully abandoned. The real draw is the setting — ~25,000 sqm of private forest in the Lessinia mountains, offering total seclusion (aerial shots show it as a lone clearing in dense woodland). At €29k / €154/m² it's a cheap ruin with authentic rustic character and a large land parcel, but demands complete rebuild. Charming rather than jaw-dropping; the bargain-plus-land combo is the main hook.
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€75,000 – €110,000
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.
- Completely derelict, roofless/glassless windows, full renovation required
- No bathrooms, no energy class, built ~1800
- Very isolated — accessed by dirt tracks deep in forest
- Interior gutted; pallets used as makeshift storage
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 Lessinia plateau in the Monti Lessini, with high pasture, woods and karst formations across the area. The Parco Naturale Regionale della Lessinia lies here. Verona is the nearest city of size and provides the full range of services, rail connections and the airport area to the southwest. This part of Lessinia is known for mountain pasture, malghe and fossils in the limestone plateau.