Rustico/casale
Sant'Orsola Terme Rustico terra cielo (Tn): Ubicato in località Sluffi proponiamo in vendita esclusiva, casolare libero su 4 lati per 300 Mq. su due livelli e comprensivo di particella fondiaria fronte fabbricato di 181 mq. Ideale per amanti della tranquillità e delle case in pietra, interamente ristrutturare con vincolo di risanamento conservativo, immerso nella natura e ben...
What it really costs
See what needs doing and what each job costs
This is a 300 sqm stone farmhouse at €60,000 (€200/sqm), but the description says it is entirely to be renovated with conservative restoration constraints, so I estimate about €1,100/sqm in works. Baseline data are weak here (only 5 comps, median €300/sqm), so the score relies more on absolute plausibility: the entry price is very low for the size, but the full restoration burden keeps it below diamond level.
More on the house and the area
The mountain backdrop and old stone-and-timber farmhouse character are genuinely appealing, with a lovely natural setting. But this is not a ready home: the photos show a large rustic shell/barn interior needing total restoration before anyone could realistically live here. At €60k for 300 sqm it has project appeal, yet the wow is held back hard by condition.
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€119,000 – €176,000
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.
- Full renovation required; currently a raw barn-like shell rather than a habitable home.
- Conservative restoration restriction (vincolo di risanamento conservativo) may limit changes and raise costs.
- Interiors show open, unfinished spaces with no visible kitchen or usable bathroom.
- Rural mountain setting may mean extra practical checks on access and utilities.
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 72/100The cluster is in the Lagorai side valleys east of Trento, with forested slopes and mid-mountain pasture around the upper Fersina valley. The Fersina stream runs down toward Pergine Valsugana. The area is part of the Valle dei Mocheni, a German-speaking historic settlement area known for old farmsteads and a dispersed mountain-village landscape. Lake Caldonazzo and Lake Levico are within about 15 km to the south. Pergine Valsugana is the nearest larger town, with a full range of shops, schools and rail connections. Trento is farther west for higher-level services and administration. The area is known for small-scale mountain agriculture and former mining in the Valle dei Mocheni.