Rustico/casale in Via Miccoli 11
CIVITELLA ALFEDENA - Vendesi cascina/casale In zona facilmente raggiungibile in auto, propongo in vendita stalla, categoria catastale C6, con piccolo giardino. Possibilità di sopraelevazione e conseguente cambio di destinazione d'uso in civile abitazione. Gas, corrente elettrica, acquedotto e fogna sono nelle immediate vicinanze dell'immobile.
What it really costs
See what needs doing and what each job costs
This is currently a stalla in cadastral category C6, so it is not legally a dwelling today; the text only says there is a possibility of extension and change of use. At €58,000 for 60 sqm (€967/sqm) before any conversion/restoration cost, it is weak versus the Abruzzo farmhouse baseline of €323/sqm and fails the livability test.
More on the house and the area
The stone exterior and little lane setting are genuinely charming, with a rustic Abruzzo-village feel and greenery around it. But this is not a usable home as shown: the interior is basically a simple storage/stable space with no bathroom, kitchen, or finished living areas. It has character and conversion potential, yet right now it is a project rather than a house you could live in.
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.
- Currently a stable/outbuilding, not a legal home
- No bathroom or kitchen shown
- Needs full conversion/renovation before it is livable
- Utilities appear nearby rather than connected
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 84/100The area is in the Monti Marsicani, with forested mountain slopes and enclosed valleys inside the Abruzzo, Lazio e Molise National Park. Lake Barrea is immediately nearby on the Sangro, and the park landscape around the lake includes beech woods, mountain pasture and wildlife areas for deer and wolves. Pescasseroli is the nearest centre of note in the park and has day-to-day services; Castel di Sangro is the nearest larger town with broader shopping, rail connections and hospitals. The nearest ski lifts are those of Passo Godi, a short drive away, with the larger Alto Sangro ski areas around Roccaraso farther off and not part of the immediate landscape. The area is known for national-park mountain scenery, transhumance country and wildlife watching.