Rustico/casale in Via Olmata Tre Cancelli 7
Terreno di circa 12.000 mq con fabbricato F/2 - Possibilità di recupero in Località Pisciarelli Bracciano - Località Pisciarelli, Via Olmata Tre Cancelli SNC In un contesto verde, tranquillo e riservato, proponiamo in vendita un terreno di circa 12.000 mq, caratterizzato dalla presenza di noccioleto, castagneto e bosco privato. Una proprietà ideale per chi desidera vivere...
What it really costs
- Land, with no house on it
See what needs doing and what each job costs
The description is mainly 12,000 sqm of land with a fabbricato F/2 and only a 'possibility of recovery', which strongly suggests a ruin/non-habitable structure rather than a normal dwelling. At €99,000 for just 60 sqm of recoverable building space plus major restoration, this is not a livable house deal despite the low regional baseline.
More on the house and the area
The setting is green, private and peaceful, with a nice amount of woodland and open land. But the photos do not show a real house to live in—just land and traces of a ruin/old structure—so the dream factor is low for anyone wanting an actual Italian home now. This is a project site rather than a beautiful cheap home.
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€24,000 – €35,000
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.
- This is essentially land with an F/2 collapsed/non-habitable building, not a usable home.
- No livable interiors are shown, so the property cannot be treated as move-in or even lightly refreshable.
- Likely major planning and recovery checks are needed to verify what can actually be rebuilt or recovered.
- The plot appears overgrown and will need substantial clearing and setup work.
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 84/100Lake Bracciano is within the area, with volcanic hills around it. The Parco Naturale Regionale di Bracciano-Martignano covers the lake and surrounding countryside. Bracciano has the Odescalchi castle and a substantial historic centre above the lake. The area is known for the volcanic lake landscape and for agriculture including olives and wine in the Tuscia romana.