Rustici immerso nel verde
Esclusiva villa singola da realizzare a Negrar – Pronta per l'Inizio lavori Situato in una splendida posizione panoramica e riservata a breve distanza dal centro di Negrar, questo rustico cielo-terra su tre livelli rappresenta la tela ideale per un progetto abitativo d'élite. I plus dell'immobile: - Progetto…
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 text says this is a rustico to be transformed into a new villa ('da realizzare', approved project), so I treat it as full restoration/new-build level at about €1,100/m². Effective cost is roughly €1,325/m² (€225 + €1,100), far above the low-stock baseline of €292/m² for Veneto farmhouses, despite the panoramic position near Negrar.
More on the house and the area
The setting is undeniably appealing: a romantic old stone rustico wrapped in greenery, with a rural lane, garden space and a panoramic Valpolicella position. But as shown, this is not a home you could realistically move into; it reads as a stripped, neglected shell awaiting major redevelopment. The approved villa project adds dream value, yet the present building remains a serious renovation proposition, so the wow stays mid-level rather than high.
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€168,000 – €248,000
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.
- Essentially a full reconstruction project rather than a usable home
- Interiors are not shown and open/empty window openings suggest the building is stripped out
- Heavy overgrowth and exterior deterioration add cost and delay
- The approved project is for a future villa, not proof of current livability
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 sits in the Valpolicella hills, with vineyard-covered slopes and low ridges between Verona and the Lessini mountains. The Adige runs east of this area near Verona. The Parco Naturale Regionale della Lessinia begins to the north, and the high Lessini plateau is within this radius. The nearest ski lifts are the small lifts around Malga San Giorgio on the Lessinia plateau, roughly 35–45 minutes by road depending on the exact starting point. Verona is the nearest city of size, with full services, major rail connections, and a large historic centre. Valpolicella is known for vineyards and Amarone wine production.