Rustico in Tuscania
Tuscania - Strada Tarquiniese - A meno di 1 km dal centro abitato, si trova un rustico di 40 mq in vendita, costruito intorno agli anni '50. L'immobile, accatastato C/2 e C/6, è composto da tre stanze e offre un'opportunità unica per chi desidera personalizzare il proprio casaletto a 2 passi da casa, essendo da…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The key issue is legal, not price: the building is explicitly cadastral C/2 and C/6, which indicates storage/agricultural accessory space rather than a lawful dwelling. Even before renovation (estimated 700 EUR/m2), this makes it unsuitable as a normal home purchase, so the listing is vetoed despite the large 5,000 sqm plot and proximity to town.
More on the house and the area
The ivy-covered little farmhouse is very photogenic, and the 5,000 sqm plot with mature trees gives it real rural charm. But inside it is a basic, neglected shell with damp, rough ancillary rooms and no bathroom, so this is more a romantic project than a home you could realistically live in now. At €35k it has appeal, but the wow is mostly exterior rather than usable-home quality.
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€8,000 – €14,000
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.
Show more
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.
- C/2 and C/6 cadastral categories, so it may not be legally a dwelling
- No bathroom shown and no habitable kitchen setup
- Clear signs of damp, staining and neglect; needs full renovation
- Exterior is charming but the small 40 sqm layout limits livability
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 61/100The area is in the Maremma Laziale, with low tuff hills, open fields and olive groves. The Marta river valley is nearby, and Lake Bolsena is farther inland beyond the 15 km radius. Tuscania itself has a substantial medieval centre with the Romanesque churches of San Pietro and Santa Maria Maggiore on the edge of town. Tarquinia is the nearest larger historic centre of note, with the UNESCO Etruscan necropolises shared with Cerveteri, but that lies outside the immediate 15 km landscape. The Tyrrhenian coast is relatively close, with the beach and nature reserve area of Monte Romano Marina and the Montalto di Castro coast beyond the radius. The area is known for Etruscan archaeology, olive oil and broad agricultural countryside on volcanic soils.