Rustico/casale in Contrada I Fiano 21
PREZZO NON TRATTABILE. Casa da ristrutturare a Farindola in Contrada Fiano, a pochi chilometri da Rigopiano. La casa ha un'ampia metratura, circa 120 mq sono abitativi mentre altri 90 mq sono accatastati come cantine. In aderenza a questo edificio c'è un'altra abitazione su de livelli di circa 78 mq con un terrazzo di 70 mq. Ha un terreno circostante di...
What it really costs
See what needs doing and what each job costs
Listed at €25,000 for 280 sqm (€89/sqm), but the text says only about 120 sqm are habitable, 90 sqm are registered as cellars, plus another 78 sqm adjoining unit; with a heavy renovation estimate of ~€900/sqm, the effective cost is roughly €989/sqm, above the €337/sqm low-stock baseline. The score stays solid because the entry price is extremely low, photos are abundant, and there is no veto issue, but mixed usable surfaces and full renovation needs keep it below diamond level.
More on the house and the area
There is some appeal in the mountain setting and the low price for so much space, with a hint of valley views and outdoor area. But this is clearly a heavy renovation project rather than a usable home: the interiors are neglected, damp and basic, and some roof sections look compromised. Dream potential exists only after major work, not as an immediately livable Italian house.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€55,000 – €98,000
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.
- Full renovation needed; interiors show damp, neglect and very dated finishes.
- Part of the roof/adjacent structures appears compromised.
- Only limited mountain views are shown, and the setting is on a roadside slope.
- Livable area may be smaller than the total advertised sqm because much is storage/cantina space.
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 78/100The cluster is on the eastern side of the Gran Sasso massif, with Monte Camicia and the high plateau and ridge country of the Gran Sasso d'Italia within the 15 km landscape. It lies inside the Gran Sasso e Monti della Laga National Park. Farindola is known for Pecorino di Farindola, a local sheep's milk cheese. Penne is the nearest larger town nearby, with a substantial historic centre and services. The nearest ski area is Campo Imperatore on the Gran Sasso, roughly an hour's drive depending on road conditions.