R. 1849 - rustico da ristrutturare a San Gregorio nelle Alpi
L'IMMOBILE Immerso nella quiete e nei suggestivi panorami delle Dolomiti bellunesi, questo caratteristico rustico di montagna rappresenta un’autentica opportunità per chi desidera realizzare un progetto su misura. La proprietà, completamente da ristrutturare, conserva il fascino tipico delle abitazioni di un tempo e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €57,000 (€298/m²), the price looks low, but a full renovation plus a required change of use to residential could add roughly €210,000, bringing the effective cost near €1,398/m² versus a €310/m² local benchmark. The 14,000 m² of land and Dolomite setting add appeal, but the listing does not say the current residential legality, energy class, or bathroom provision.
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€76,000 – €112,000
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.
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 70/100The cluster lies on the southern slopes of the Alpi Feltrine (Venetian Prealps); Monte Avena and similar prealpine ridges are within roughly 15 km. The Piave river valley runs nearby and is the local communications corridor. Feltre (the nearest town of size, population around 20,000) is the local service centre and offers a historic town centre, shops and markets, secondary schools, a hospital (Ospedale di Feltre) and a railway station with regional connections. The area is within the Belluno province, a territory where forestry, mountain agriculture and small-scale tourism are common. The Dolomites lie further north and are regionally visible and reachable by car but most core Dolomiti attractions are outside the immediate 15 km radius.