Rustico in Nole
NOLE (TO) – RUDERE CON PROGETTO DI RISTRUTTURAZIONE APPROVATO. In vendita a Nole (TO), Vicolo Levante n. 3 proprietà composta da due fabbricati più cortile interno su un lotto complessivo di circa 600 mq. Fabbricato 1: circa 250 mq su due piani. Fabbricato 2: circa 160 mq su due piani. Progetto di ristrutturazione già…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationSee what needs doing and what each job costs
Although the approved renovation project is a positive, the €45,000 purchase plus roughly €1,100/m² restoration implies about €496,000 total, or €1,210/m²—far above the local €263/m² comparison. The listing describes the property as a ruin, with no living facilities and only two photos, so the project carries substantial execution risk.
More on the house and the area
The setting is a fairly ordinary built-up village edge, with no proven special view or standout historic features. Although the 410 sqm total area is substantial, this is an uninhabitable ruin rather than a home you could realistically live in without major reconstruction.
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€162,000 – €240,000
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.
- Explicitly marketed as a rudere requiring full renovation.
- No bedrooms, bathrooms, or livable interiors are shown or reported.
- The property appears to involve two large buildings and a complex redevelopment project, despite the approved renovation plan.
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 61/100The cluster lies at the edge of the Valli di Lanzo, with the lower Graian Alps rising a short distance to the north and west. The Stura di Lanzo valley system begins nearby and shapes the area more than the open Turin plain to the south. The nearest larger town is Ciriè, which provides everyday services and rail links, while Turin is the main city for higher-order services and work. The area is known for the transition from plain to prealpine valley and for access into the Lanzo valleys, but the immediate surroundings are mostly settled foothill and plain landscape rather than a protected or singular landmark setting.