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. Sono già presenti gli impianti di luce ed acqua. Vista panoramica sulle montagne circostanti.
What it really costs
Can you move in?
Not before the basics are done
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
At €30,000 (€385/m²), this is currently a C6 stable rather than a dwelling; conversion and renovation could add roughly €70,200, bringing the effective cost to about €1,285/m² versus the local €340/m² benchmark. The listing says utilities are present and a change of use is possible, but does not confirm approval, habitable condition, bathrooms, or conversion costs.
More on the house and the area
The mountain panorama is genuinely spectacular, with a beautiful wooded hillside setting near the authentic borgo of Opi. However, this is a raw two-level stable with deteriorated interiors and no bathroom shown, making it a major conversion project rather than a usable home today.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €27,000
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 building, not a legal residence; change of use is only described as possible.
- The interiors are raw, deteriorated and appear to lack a bathroom and kitchen, so substantial renovation is required.
- The overgrown hillside setting may mean difficult access and significant land-clearing work.
- Utilities are reportedly present, but their condition and connections need verification.
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.