Rif. 1966 - casera da ristrutturare in zona roncon, Fonzaso
L'IMMOBILE Immersa nel verde e nel silenzio dei boschi del Monte Roncon, questa tipica casera rappresenta una soluzione dal carattere autentico, ideale per chi sogna un piccolo rifugio lontano dai ritmi della quotidianità. Le dimensioni contenute e la struttura tradizionale ne fanno una proprietà semplice ma ricca di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Kitchen
See what needs doing and what each job costs
At €29,000, the 44 m² house costs €659/m² before renovation; with a complete renovation estimated at about €48,400, the effective cost is roughly €1,759/m² versus a local reference of €310/m². The 18,950 m² of land adds value, but the remote 4x4 access, no stated bathroom, and unclear legal status of the mixed cellar/living spaces make this a demanding project rather than a bargain.
More on the house and the area
This tiny traditional mountain casera has genuine rustic character, a beautiful forest setting, and an exceptional 18,950 m² of private meadow and woodland. However, it is clearly a full renovation project rather than a usable home today: the interior is basic and worn, there is no bathroom, and access is challenging.
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€17,000 – €26,000
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.
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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.
- Complete renovation is required; the photos show worn interiors and no bathroom.
- Access is difficult and strongly suited to a 4x4 vehicle.
- The property is very isolated, about 10 km from Fonzaso, with utilities and legal renovation feasibility needing 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 72/100The cluster is in the Belluno pre-Alps at the foot of the Feltrino and the Vette Feltrine, with the Dolomite groups of the Belluno area further north. The Piave valley and the lower course of the Cismon are the main nearby river corridors, and the area lies close to the western edge of the Parco Nazionale delle Dolomiti Bellunesi. The nearest substantial town is Feltre, which has a walled historic centre, Renaissance and medieval buildings, and rail and daily services. The San Martino di Castrozza ski lifts are reachable by mountain road in roughly an hour, but they are outside the local 15 km landscape. The area is known for mountain valleys, woods and pasture between Feltre and the Primiero route.