Rustico/casale in Via degli Spineti
In zona Fonte Carnevale, a pochi passi dal centro del Borgo autentico di Opi, propongo in vendita Cascina/stalla, categoria catastale C6 e possibilità di cambio di destinazione d'uso in civile abitazione. Sono già presenti gli impianti di luce ed acqua. Vista panoramica sulle montagne circostanti.
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
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is currently a C6 stable/farm building, not a dwelling, and conversion to residential use is only described as a possibility requiring verification. With estimated conversion costs, the effective price is about €1,667/m² versus roughly €340/m² for comparable local stock, while the listing does not state whether the change of use is approved.
More on the house and the area
The mountain panorama is genuinely spectacular, with lush wooded slopes and a dramatic Abruzzo setting near the authentic borgo of Opi. However, the property itself is an overgrown, unfinished stable with no bathroom or livable interior, making it a small renovation project rather than a home you could move into.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€7,000 – €11,000
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 an 18 sqm agricultural stable classified C/6, not currently a legal home.
- There is no bathroom, kitchen, or finished living space; the interior is a raw storage shell.
- Change of use to residential appears possible but requires municipal approval, renovation, and verification of utilities and access.
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.