Rustico in Montasola
MONTASOLA – RUSTICO D/1 CON CIRCA 15.000 MQ DI TERRENO Nel cuore della campagna sabina, lungo Via Fonte Vecchia a Montasola, proponiamo in vendita una proprietà dal fascino autentico, immersa nel verde e circondata da un suggestivo panorama sulle montagne. Il caratteristico fabbricato, censito in categoria catastale…
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 itself says the building is cadastral category D/1 and must be recovered 'nel rispetto della destinazione catastale', with agricultural land attached: this is a major legal-use red flag for anyone seeking a dwelling. Even ignoring that, a full restore at about €1,100/m² would bring the effective cost to roughly €1,600/m² versus a €688/m² baseline, so it is not cheap on a livable-house basis.
More on the house and the area
The setting is genuinely attractive: open fields, mature trees and mountain views give it a peaceful Sabina countryside feel. The little brick-and-stone building is photogenic from outside, but it reads as a small rural shell/project rather than a ready home. With no interior evidence and a D/1 classification, this is more dream-site-than-livable-house today.
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.
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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.
- Rustico to renovate with no interior photos, so livability is unproven.
- Cadastral category D/1 suggests non-standard residential use; change-of-use/legal checks are essential.
- No bathroom or kitchen shown.
- Rural roadside setting and overgrown surroundings need practical cleanup and access assessment.
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 68/100The Sabine hills are the immediate landscape here, with olive groves, wooded slopes and ridges cut by small valleys. The Tiber valley lies to the west within this radius. Monte Soratte stands nearby as an isolated limestone massif across the Tiber plain and is one of the main named landforms of this part of Lazio. The Lucretili Mountains rise to the south-east, with the Parco Naturale Regionale dei Monti Lucretili covering part of that range within reach. The nearest town of size is Rieti farther east, while daily services are more likely taken from the lower Sabina towns such as Poggio Mirteto. Casperia is known as a preserved hill village of the Sabina area, and the wider area is known for olive oil.