Rustico/casale in Via Giuseppe Garibaldi
SANT'ANNA D'ALFAEDO - GIARE Nel cuore della caratteristica Contrada Giare, una delle contrade più autentiche e suggestive della Lessinia, proponiamo in vendita un rustico da ristrutturare di circa 150 mq con due porzioni di terreno poco distanti dall'immobile, inserito in un contesto tranquillo e ricco di fascino. …
What it really costs
See what needs doing and what each job costs
At €39,000 for 147 sqm, the ask is just €265/sqm versus a low-stock baseline of €296/sqm, but the description clearly says 'rustico da ristrutturare', so I assume a heavy restoration at about €1,100/sqm. That pushes the effective cost to about €1,365/sqm, so the low entry price and authentic Lessinia hamlet setting make it interesting, but only as a serious renovation project rather than a bargain turnkey buy.
More on the house and the area
The stone exterior and slate-roof village setting in the green Lessinia hills have real rustic character, and the hamlet is genuinely attractive. But this is not a ready home: the interiors are bare, damaged and partly barn-like, with debris and clear signs of heavy renovation needed before anyone could live here. At €39k it has bargain-project appeal, yet the condition keeps the wow firmly in project territory rather than dream-home territory.
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€58,000 – €86,000
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 project; interiors are raw, dirty and not currently habitable
- Roof appears patched/aged and may need major structural work
- No fitted kitchen or usable bathroom shown
- Land is not attached to the house
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.