Rustico/casale in Via Tarquinia
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 ristrutturare. Circondato da un ampio...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The key issue is legal use: the property is explicitly registered as C/2 and C/6, which are storage/ancillary categories rather than a normal dwelling, so it fails the livable-house test. At €35,000 for 40 sqm plus heavy renovation (~€1,100/sqm), the effective cost is about €1,975/sqm versus a €692/sqm baseline, but the non-residential status is the decisive veto.
More on the house and the area
The ivy-covered little farmhouse is genuinely atmospheric, with a romantic rural exterior and a pleasant garden setting close to town. But inside it reads as a basic outbuilding/project rather than a usable home: stained walls, very rough rooms and no visible fitted bathroom or kitchen. Dreamy from the outside, but condition and legal status keep it firmly in renovation 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€16,000 – €23,000
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.
- Not a registered home as shown: described as C/2 and C/6 outbuildings, so change-of-use/legal checks are essential.
- Needs full renovation before real living use; interiors are raw, damp-stained and not habitable as presented.
- Bathroom/kitchen are not shown despite the facts listing 1 bath.
- Overgrown exterior and likely roof/envelope maintenance needed.
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.