Rustico in Pineto
Vendo un rustico a Mutignano a circa 4 km dalle spiagge di Pineto e Silvi. Il fabbricato si trova allo stato grezzo; la struttura e il tetto sono in buone condizioni. La superficie è di circa 75 m², più 3 locali adibiti a cantina e magazzino con ingressi dal lato opposto. Attualmente è accatastato come C2 con…
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
The building is currently registered as C2 with cellar/storage spaces, so it is not legally a dwelling today; that veto dominates even though the ad mentions possible change of use. At €75,000 for 95 sqm plus major works (~€700/sqm), the effective cost is about €1,489/sqm versus a very low baseline of €337/sqm, so it is not a bargain on current facts.
More on the house and the area
The hillside setting is genuinely beautiful, with wide rolling Abruzzo valley views and nearly a hectare of land that gives it real dream-value. But the house itself is only a basic shell from what is shown and described: roof and structure seem sound, yet it is not currently a usable home. This is a scenic project rather than an immediately livable farmhouse.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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.
- Building is still al grezzo rather than a finished home
- Currently registered as C2, so change of use to residential is needed
- No bathroom or fitted living spaces shown
- Overgrown land and setting suggest access/maintenance work
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 Adriatic coast. The Torre del Cerrano marine protected area lies along the shoreline south of the town, with dune and pinewood stretches around the beach. The Vomano river reaches the sea nearby. The nearest larger centre is Pescara, which has a full range of city services and an airport. Inland, the Gran Sasso massif is visible in the wider province but not within the immediate 15 km landscape. The area is known for seaside tourism and pinewoods along the coast.