Cascina/Casale in vendita a Opi
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 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
In the listingNeeds renovation- 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 €10,000 for 18 m², the purchase price is €556/m², and renovation/conversion could bring the effective cost to roughly €1,656/m²—far above the local €340/m² reference. It is currently a C6 farmhouse/stable rather than a dwelling; the listing says a change of use may be possible, but does not confirm approval or residential habitability.
More on the house and the area
The spectacular Abruzzo mountain panorama is the clear attraction, with a wonderfully wild, secluded setting near Opi. However, this is a tiny agricultural outbuilding with raw interiors, no bathroom, and no living facilities, so it is a conversion project rather than a usable cheap home.
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€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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Only 18 sqm and currently registered as a C6 stable/farm building, not a home.
- No bathroom, kitchen, or bedroom is shown; substantial renovation and conversion approval are required.
- Interiors are raw and cluttered, with overgrown access and land.
- Utilities are reportedly present, but their condition and connection status 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.