Rustico/casale in Via delle Mura 25
Casale situato a Tufo, frazione di Carsoli, al confine tra Lazio e Abruzzo. Immerso a circa 900 metri di altitudine in un contesto montano straordinario La proprietà si sviluppa su due livelli con ingresso indipendente e vanta una superficie commerciale di 80 m² e calpestabile di 75 m². un'esposizione privilegiata verso Sud ed Est. L'immobile è completamente da ristrutturare,...
What it really costs
See what needs doing and what each job costs
The house is explicitly completely to be restored, so I estimate about €1,100/m² renovation; that brings the effective cost to about €1,225/m² (€10,000 + works), versus a low-stock baseline of €333/m². The entry price is extremely cheap and it is an independent farmhouse with 12 photos, but the full restoration need and remote mountain location keep it in the good-not-exceptional range.
More on the house and the area
This has authentic stone farmhouse character in a picturesque mountain hamlet, with a little private garden and a genuinely atmospheric Abruzzo setting. But the condition is clearly project-level: the interior shown is a bare, cluttered rustic space with no visible bathroom or livable rooms. At €10k it has romance and bargain appeal, yet right now it feels like a shell to rebuild into a home rather than a home you could soon live in.
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€32,000 – €47,000
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.
- Completely to be renovated; interiors shown are raw storage space, not habitable.
- No bathroom is listed and no kitchen is visible.
- Small garden is present but currently rough and dry.
- Mountain hamlet setting may mean limited access/services.
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 cluster lies in the Carseolani Mountains on the western edge of Abruzzo, with the Simbruini range close by and the upper Turano valley and Cavaliere plain forming the local landscape. The Monti Simbruini Regional Park begins nearby on the Lazio side and is the main protected mountain area within the resident’s orbit. The nearest ski area is Camporotondo in the municipality of Cappadocia, roughly a 30 to 40 minute drive depending on the exact hamlet. Carsoli is the nearest town of size and has the basic services, rail access on the Rome–Pescara line, and motorway access on the A24 toward Rome and L’Aquila. The area is known for Apennine pasture, beech woods, and small mountain villages on the Abruzzo–Lazio border.