Rustico in Val Liona
C'è un fascino antico nel poter dare nuova vita a un luogo, nel ritagliarsi un rifugio dove il tempo rallenta e il contatto con la terra torna a essere il protagonista delle giornate. Questa proprietà rappresenta la promessa di una vita più semplice, scandita dal silenzio delle colline e dal profumo dell'erba bagnata.…
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
Stone rustico from 1800 in Veneto hills at €625/m2, ~2x the local median (€330). Needs full renovation with no bathroom, no energy class, and a discrepancy between listed 56 m2 and description's ~40 m2 walkable. Total price is low (€35k) and includes garage, storage, and 450 m2 land with panoramic view, but full gut renovation (~€1500/m2) plus adding a bathroom and utilities will be the real cost. Fresh listing (1 day). Reasonable entry-level rustic project but not a bargain relative to baseline given uninhabitable state.
More on the house and the area
An 1800s stone rustico in the hills of Val Liona needing total renovation. Exterior shots show a weathered stone barn-like structure amid olive groves with modest panoramic hill views. Interiors are rough and grim: a soot-blackened kitchen with old wood stove, peeling walls, exposed decayed timber ceilings, and clutter. Outbuildings (garage, shed) are in poor condition with corrugated roofing. The setting has rural charm and the ~450sqm land plus olive trees add appeal, but nothing here stops the scroll. The stone character and quiet hill location are the only draws; condition and lack of any finished spaces keep this firmly ordinary despite the low price.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,500/m², falls in this band.
Materials only, work you may do yourself€22,000 – €33,000
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.
Show more
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 uninhabitable, needs full renovation
- No bathroom exists
- Outbuildings are dilapidated (asbestos-style corrugated roofing visible)
- Stone facade weathered and stained
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 62/100The cluster is in the Berici Hills, a low limestone hill area of woods, vineyards and cultivated slopes south of Vicenza. The area is crossed by small valleys and streams rather than a major river. The nearest city of size is Vicenza, which has full services and a substantial historic centre including Palladian buildings recognised by UNESCO. This part of the Berici is known for vineyards, olive growing and walled villas and hamlets scattered through the hills.