Casale/cascina in Strada Provinciale Verentana s.n.c, Capodimonte,
LAGO DI BOLSENA - CAPODIMONTE "LOCALE CON GIARDINO " CAPODIMONTE vicinissimo al centro del paese Casaletto con giardino a pochissima distanza dal centro del paese, già allacciato all'energia elettrica, con strada di accesso direttamente dalla variante che passa adiacente a Capodimonte per andare verso Valentano o Marta…
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
See what needs doing and what each job costs
The listing is described as a "locale/casaletto con giardino," not clearly as a legal dwelling, and it has 0 bathrooms; that makes habitability highly doubtful. At €32,000 for 50 sqm plus roughly €1,100/sqm to restore, the effective cost is about €1,740/sqm, far above the €691/sqm baseline.
More on the house and the area
The main appeal is the large grassy garden/plot close to Capodimonte, giving some rural feel for little money. But the building itself looks like a basic utility casaletto rather than a livable home, with cluttered raw interiors and no evidence of bathroom or kitchen. This feels like a project or support building on land, not a dream home as shown.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€20,000 – €29,000
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.
- More outbuilding than house: no bathroom or kitchen shown
- Interiors look like storage space and need full renovation
- Simple exterior with no proven lake view despite the Bolsena location
- Access is by roadside/variant, which may reduce charm
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 78/100Lake Bolsena is at the village, on the south-west shore, and Capodimonte stands on a narrow headland with views across the water to Bisentina and Martana islands. The Volsini hills surround the lake basin. The area falls within the Riserva Naturale Monte Rufeno to the north-west only beyond the immediate radius, so it does not define the local landscape here. Montefiascone is the nearest larger town, with services and a historic hilltop centre above the lake. Bolsena is also close, with a lakeside historic town and the Basilica of Santa Cristina. The area is known for the volcanic lake, fishing and lake agriculture, including olive groves and vineyards on the volcanic soils.