Rustico/casale in Via Fontana Nuova 13
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 letto, una cucina abitabile e un ampio salone, perfetti...
What it really costs
See what needs doing and what each job costs
At €69,000 for 240 sqm, the asking price is just €288/sqm versus a low-stock baseline of €667/sqm in Lazio farmhouses, which is a strong discount. But the text only says 'rustico' with two distinct apartments and gives no clear 'habitable/renovated' claim, so I assume a renovation budget around €700/sqm; that keeps it attractive but no longer exceptional.
More on the house and the area
The real wow here is the garden facing Tuscania’s historic castle walls, which gives the property a rare and romantic backdrop. The house itself is large and solid with roof, floors and usable rooms, but it looks very dated and worn rather than ready to enjoy immediately. This feels like a genuinely livable farmhouse project with strong atmosphere, not a ruin.
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.
- Needs significant renovation and updating throughout.
- Exterior is tired, with weathered facades and neglected courtyard areas.
- Interiors shown are basic/dated rather than move-in ready.
- Setting appears close to neighboring houses and street, so privacy is limited.
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.