Rustico in Santo Stefano di Cadore
"Tabià storico da ristrutturare con giardino privato a Santo Stefano di Cadore, ideale per progetto di recupero e valorizzazione immobiliare" Proponiamo in vendita un tabià storico (1813) disposto su 3 piani fuori terra, con piccolo giardino di proprietà, situato a Santo Stefano di Cadore. L'edificio, da ristrutturare…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
At €55,000 (€212/m²), the apparent discount disappears once the building’s stated €1,100/m² restoration-or-demolition requirement is included: the effective cost is roughly €1,312/m², versus about €310/m² for comparable local stock. The historic character, private garden and mountain setting help, but the listing has been on the market for 1,456 days and the condition is a major risk.
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€103,000 – €152,000
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 91/100The cluster is in the Comelico valley in the eastern Dolomites, with the Dolomite groups around Santo Stefano and the upper Piave valley setting the immediate landscape. The Piave runs through the valley here. The Dolomiti Bellunesi National Park is not the local park here; the relevant protected mountain landscape nearby is the Dolomiti d’Ampezzo and other Dolomite protected areas farther west, but they are outside the immediate radius. The nearest ski area is the Comelico ski area around Padola, about a 15-minute drive, with larger Dolomite resorts farther away around Auronzo and Cortina. The nearest town of some size is Auronzo di Cadore, while Belluno is much farther down-valley and provides the larger range of services. The area is part of the Dolomites UNESCO World Heritage site. The area is known for high Dolomite mountain scenery, alpine valleys, and winter sports.