Rustico in Valmontone
Privato propone in vendita interessante proprietà situata in contesto tranquillo e immerso nel verde, caratterizzata da un ampio lotto di terreno pianeggiante e un fabbricato rurale/magazzino con un grande potenziale di trasformazione. Caratteristiche principali: Terreno: Circa 2.000 mq completamente pianeggianti, ben…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The 50 m² building is a ruin legally registered as a warehouse, and the proposed reconstruction is also explicitly for a 50 m² storage structure, not a dwelling. At €60,000 (€1,200/m² before renovation), the €1,100/m² restoration estimate cannot overcome the legal-use veto.
More on the house and the area
The property has a pleasant rural setting, mountain views, about 2,000 sqm of flat land, and productive fruit trees. However, the 50 sqm building is a derelict rural warehouse with severely compromised roofing and no living facilities, so this is a redevelopment project rather than a home you could realistically occupy.
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€20,000 – €29,000
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.
- The existing structure is explicitly described as a ruin/warehouse, not a habitable home.
- There are no bedrooms, bathrooms, kitchen, or usable interiors shown.
- Demolition and reconstruction depend on the pending building-sanatoria process and applicable permits.
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 is in the Lepini foothills, with the Monti Lepini rising immediately to the south and west. The Sacco valley lies below the town. The area is tied to the old hill town of Artena, which has a large historic centre on the slope, and to Valmontone nearby, which provides the main rail and motorway services in this part of inland south Rome province. Within this radius the landscape is a mix of steep limestone slopes, olive groves and valley-floor settlement along the Rome–Naples corridor. The area is known locally for hillside historic towns on the edge of the Lepini range.