Rustico/casale in Via di Valle Fioretto 9
Nelle campagne di Nepi, immerso nella tranquillità e nella natura, proponiamo in vendita un delizioso casaletto con circa 3.500 mq di terreno completamente recintato, ideale per chi desidera avere uno spazio privato dove staccare dalla routine e trascorrere piacevoli momenti di relax. Il casaletto, accatastato come magazzino C/2, si presenta in buone condizioni ed è composto da un luminoso...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The €65,000, 55 m² property is explicitly registered as a C/2 warehouse (magazzino), so it cannot be treated as a legal dwelling without verified change of use. Despite the garden and good stated condition, this is a decisive legal-use veto.
More on the house and the area
A genuinely usable small countryside home with a finished kitchen, bathroom, heating, covered terrace, and a generous fenced 3,500 sqm plot. The rural panorama, fruit trees, privacy, and relaxed outdoor living create strong appeal, though the architecture and interiors are practical rather than spectacular. The C/2 classification is the major issue to resolve before treating it as a straightforward home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€4,000 – €6,000
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.
- The property is registered as a C/2 warehouse, so residential use, habitation rights, and mortgageability must be verified.
- The extensive land is dry and somewhat rough, requiring maintenance and possible irrigation.
- The covered terrace shows weathering and may need repair or renovation.
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 68/100The area sits in the Agro Falisco, with tuff ravines and cultivated hills on the south-eastern side of the Cimini volcanic district. The Treja river valley is nearby, and the Forre e Macchia di Castel Giuliano and the Valle del Treja protected areas are within this part of the province. Lake Bracciano lies just beyond the 15 km radius and is relevant more for logistics than for the immediate landscape. Nepi is a small historic town with walls, a fortress associated with the Borgia period, and a cathedral; within the same local area are Sutri with its archaeological park and amphitheatre cut into tuff, and Civita Castellana, the nearest larger town, with services, shops and rail links toward Rome and Viterbo. The area is known for volcanic tuff landscapes, ravines, hazelnut and mixed farming, and mineral water springs around Nepi.