Rustico/casale
Montefiascone: in grazioso borghetto casale in pietra da rifinire internamente secondo le proprie esigenze con solaio nuovo in legno, sala con camino, cucina, due camere e bagno. Ape in fase di rilascio.
What it really costs
See what needs doing and what each job costs
The house is priced at €25,000 (€305/m²), but it is only partially finished internally; with an estimated €600/m² to complete, the effective cost is about €905/m². That is above the local low-stock baseline of €689/m², but the very low entry price, new wooden floor/roof structure, stone farmhouse character, and borgo setting keep it in strong deal territory.
More on the house and the area
There is some real rustic promise here: stone openings, a fireplace layout and a new wooden ceiling give it character. But this is still an unfinished shell internally, so it reads as a renovation project rather than a usable home today. At €25k the price is attractive, yet the wow is limited by livability.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €29,000
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.
- Interior is unfinished and not currently move-in ready
- Needs full fit-out of kitchen, bathroom, floors and finishes
- Only interior photos shown, so exterior charm and setting are unproven
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 78/100Lake Bolsena is immediately below Montefiascone. The Volsini hills surround the lake. Montefiascone sits on the Via Francigena, and Bolsena is the nearest town of note on the lakeshore while Viterbo is the main city in the area with services, rail links and a substantial historic centre. The area is known for vineyards and for the white wine Est! Est!! Est!!! di Montefiascone.