Rustico in Tuscania
Tuscania - Fuori Le Mura - A pochi passi dal centro, proponiamo un rustico in vendita, costruito nel 1956. Questa proprietà di 240 mq offre una vista incantevole sulle storiche mura castellane, regalando un'atmosfera unica e ricca di storia. L'immobile è composto da due appartamenti distinti, ciascuno con due camere da…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €69,000 (€288/m²), the 240 m² farmhouse is attractively priced upfront, but estimated renovation costs of about €168,000 bring the effective cost to roughly €988/m² versus a €650/m² local benchmark. Its two apartments, private gardens, large garages and position near Tuscania’s historic walls support the price, but the renovation burden is substantial.
More on the house and the area
A large two-apartment farmhouse with private garden, balconies, and an unusually atmospheric position overlooking Tuscania’s historic castle walls. The roof and structure appear substantially intact, and one kitchen is furnished, but the home is dated and clearly needs real renovation before comfortable full-time living.
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€48,000 – €84,000
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.
- Substantial renovation is needed, including finishes, systems, and likely bathrooms and kitchens.
- Interiors are dated and show signs of damp or aging, especially ceilings and doors.
- The property appears to contain two separate apartments plus very large garage/storage areas, so renovation costs could be significant.
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.