Villa
DOMIO Rudere Rustico con Giardino - In posizione silenziosa, lontana dalla strada, proponiamo un soleggiato rustico in pietra con agibilità, di circa 70mq, disposto su due livelli. L'immobile è completamente da ristrutturare, senza gas ed elettricità e con wc esterno. Il giardino privato di circa 350 mq è curato con…
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 70 sqm, the asking price is about €1,400/sqm; with a full restoration estimate of ~€1,100/sqm, the effective cost is about €2,500/sqm, far above the very low baseline of €256/sqm. Positives are the sea proximity (2 km), private garden and stated agibilità, but the text clearly says it is completely to be renovated, with no gas or electricity and only an external WC.
More on the house and the area
The private garden, fruit trees and simple rustic stone details give it some charm, and the roof appears present rather than collapsed. But this is clearly a renovation project, not a usable home today: interiors are bare, utilities are missing, and even the bathroom setup is external, which keeps the wow firmly in the mid range.
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€28,000 – €41,000
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.
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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 be renovated; not move-in ready
- No gas or electricity currently connected
- WC is external, so there is no proper internal bathroom
- Some covered exterior areas show clear deterioration and structural wear
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 Karst plateau above Trieste, with limestone ridges, sinkholes and scrub woodland typical of the Carso. The Val Rosandra nature reserve is within this area, with a narrow limestone valley, cliffs and the Rosandra stream. The Adriatic is close at the Gulf of Trieste, and the Slovenian border is immediately beside the area. Trieste is the nearest city of size, with full services, a major historic centre and the port. The area is known for karst landscapes, cave country and the Slovene-Italian borderland villages.