Rustico/casale in Via degli Spineti
Opi - Vendesi Cascina/Casale In zona Fonte Carnevale, a pochi passi dal centro del Borgo autentico di Opi, propongo in vendita Cascina/stalla, categoria catastale C6, su 2 livelli e possibilità di cambio di destinazione d'uso in civile abitazione. L'ampia metratura permette la realizzazione di una casa indipendente o anche la realizzazione di una struttura ricettiva immersa nel...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €391/m² before works, this C6 cascina/stable is already above the local €340/m² median; allowing about €1,100/m² for restoration and conversion implies an effective cost near €1,491/m². The listing says residential conversion may be possible, but legal feasibility, utilities, bathrooms, and actual condition are not confirmed.
More on the house and the area
The mountain panorama is genuinely spectacular, with a dramatic Abruzzo valley setting and abundant surrounding greenery. However, the building is an unfinished two-level stable with bare utility-like interiors, no bathroom, and no usable living accommodation, so it is a major conversion project rather than a home you could realistically move into.
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€71,000 – €105,000
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 currently a C6 agricultural stable/farm building, not a permitted home.
- There are no bathrooms or finished living spaces; interiors are raw and require substantial renovation.
- A change of use, utilities, access, and the feasibility/cost of conversion must be verified.
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 85/100Mountain village in the Central Apennines. The cluster lies inside the Parco Nazionale d'Abruzzo, Lazio e Molise. Surrounding terrain is mountain valleys, beech and conifer woodland and high summer pastures. The park area is managed for nature and supports populations of Apennine chamois and the Marsican brown bear. The nearest town of size is Pescasseroli, which serves as a local service and park hub with visitor information, shops, accommodation and guided-activity providers. Hiking and wildlife-watching are the main local outdoor activities; the Roccaraso–Rivisondoli ski area is roughly 30–40 km away by road.