Rustico/casale in Contrada Genderli
Rustico di testa in tipica contrada parzialmente ristrutturato. L’immobile si sviluppa su tre livelli. La parziale ristrutturazione ha compreso il totale rifacimento del tetto e tutte le solette interne con travi a vista. Il rustico, potrebbe essere sviluppato con cucina e soggiorno al piano terra; camera con bagno al piano primo e altra camera con bagno al secondo piano. Di...
What it really costs
See what needs doing and what each job costs
At €53,000 for 60 sqm, the asking price is €883/sqm; with a partial-renovation estimate of about €700/sqm, the effective cost is roughly €1,583/sqm. That is far above this catalog baseline of €296/sqm for Veneto farmhouses, although the rebuilt roof and floors are positives and the listing has solid photo coverage.
More on the house and the area
The setting is genuinely lovely: a tiny stone contrada with wide green valley views and lots of rural atmosphere. The house has real rustic character and the roof/structure appear redone, but this still reads as a serious project rather than an easy move-in home. Beautiful location, middling wow because livability is not yet proven.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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.
- Only partially renovated; likely needs full interior fit-out to become comfortably livable.
- No interior photos shown, so kitchen, bathrooms, finishes and systems are unproven.
- Part of the attached stone row still looks rough/unfinished externally.
- Small outside area is more of a terrace/yard than a big private garden.
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 is in the Lessinia mountains on the high plateau north of Verona. The area is tied to the upper valleys of the progni and the Vajo dell'Anguilla, with broad pasture, woods and karst terrain typical of Lessinia. Much of the surrounding landscape falls within the Parco Naturale Regionale della Lessinia. The nearest ski area is Malga San Giorgio on the Lessinia plateau, a short drive from Erbezzo, with larger lifts on Monte Baldo and around Folgaria farther away. Verona is the nearest major city, with full services, rail links and the airport. The area is known for mountain pasture, malghe, contrada hamlets and the Cimbrian cultural presence of Lessinia.