Rustico da ristrutturare a Negrar di Valpolicella
LOC. SIRESOL In posizione collinare tranquilla e immersa nel verde della Valpolicella, proponiamo in vendita rustico di circa 250 mq completamente da ristrutturare. L’immobile conserva il fascino autentico delle costruzioni rurali della zona e offre ampie possibilità di personalizzazione, sia per la realizzazione di…
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
At €98,000 for 250 sqm, the ask is €392/sqm, but the farmhouse is explicitly completely to be restored, so I estimate about €1,100/sqm renovation cost, bringing the effective cost to roughly €1,492/sqm. That is far above the local baseline of €292/sqm for sub-€100k stock, despite the panoramic Valpolicella setting and redevelopment potential.
More on the house and the area
The setting is genuinely appealing: a rustic stone farmhouse in the Valpolicella hills with a wide open valley view and authentic rural character. But the current building is a full renovation project, with raw, decayed interiors and no visible ready-to-use living spaces. It has strong dream potential for the price, yet today it is still a project rather than a home.
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€99,000 – €146,000
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 to renovate; currently not a livable home
- Renderings shown are illustrative only, not the current condition
- No bathroom or fitted kitchen visible
- Overgrown outdoor areas will need clearing and landscaping
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 72/100The cluster is in the Valpolicella hills north-west of Verona, with vine-covered slopes, small valleys and terraces between the Adige plain and the Monti Lessini. The Monti Lessini are the nearest mountain area, rising immediately to the north with higher pastures and wooded uplands within the 15 km radius. The nearest river landscape is the Adige valley on the Verona side of the hills. Parco Naturale Regionale della Lessinia lies just to the north-east, with its plateau and karst terrain partly within daily local range of this side of the Valpolicella. The nearest town of size is Verona, which has the Roman Arena, a large historic centre and main city services. The area is known for Valpolicella wine, including Amarone, and for a settled vineyard landscape rather than for a single monument or protected shore.