Rustico/casale in Via del Rio Cervaro
Piediluco Fabbricato in pietra da ristrutturare fronte lago Descrizione generale dell'immobile Un passo prima di entrare nel borgo dal lato del centro storico, questo vecchio fabbricato in pietra appoggiato alla roccia era un'abitazione fino al 1940/50. Oggi da casa è stata declassata a magazzino per disuso. Ma può essere una piccola abitazione di villeggiatura o residenza fronte lago,...
What it really costs
See what needs doing and what each job costs
The description says the former dwelling was reclassified as a warehouse/magazzino, which is a major legal-use risk for anyone seeking a home. Even before works, the asking price is 417 EUR/m2 versus a 342 EUR/m2 baseline, and with full restoration (~1,100 EUR/m2) the effective cost is about 1,517 EUR/m2.
More on the house and the area
The lakeside and wooded mountain setting is genuinely lovely, and the old stone walls have real rustic character. But this is not a usable home today: it is basically a roofless stone shell with raw empty interiors, so it scores as a romantic project rather than a live-in dream house. At €25k the price is tempting, but the renovation burden is major.
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€24,000 – €35,000
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.
- Essentially a roofless shell, not currently habitable
- Full rebuild/complete renovation needed including interiors and services
- No bathroom or kitchen shown
- Roadside position with limited private outdoor space visible
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 sits on the western side of the Rieti basin with the Monti Reatini close by. Lago di Piediluco is within a few kilometres, and the Velino river system and the wetlands around the Rieti plain shape the immediate landscape. The area is close to the Riserva Naturale dei Laghi Lungo e Ripasottile. The nearest ski area is Monte Terminillo above Rieti, roughly a 40 minute drive depending on road conditions. Rieti is the nearest town of size, with services, a historic centre and rail and road connections. Labro itself is known for its stone hill village and castle, and the wider area for the lakes and the basin below the Reatini.