Rustico/casale in Androna San Cilino 28
SAN GIOVANNI | ANDRONA SAN CILINO un progetto tutto tuo, tra verde e tranquillità a Trieste. Se cerchi qualcosa di diverso dal solito e non ti interessa trovare una casa già pronta, ma uno spazio da trasformare secondo le tue idee, questa proprietà può essere il punto di partenza che stavi cercando. In Androna San Cilino, a Trieste, trovi una...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Damp
- Wiring
See what needs doing and what each job costs
At €90,000 for 60 m², the property already costs €1,500/m²; described as a project to transform, estimated renovation brings the effective cost to about €2,600/m² versus a local reference of €348/m². The 2 km distance from the sea and garden/terrace add appeal, but the condition is not specified and the price remains very high for a non-ready home.
More on the house and the area
The overgrown garden and secluded urban-green setting near Trieste offer some charm, with hills visible beyond the property. However, the actual building is a bare, deteriorated shell with debris, damaged ceilings, and no clearly usable living spaces, so this is a major renovation project rather than a home ready for living.
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€24,000 – €35,000
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 appears to be a heavily overgrown, largely uninhabitable renovation project.
- Interiors show rubble, deteriorated ceilings, dampness, and no usable kitchen or bathroom.
- The garden needs major clearing and restoration; access and utility connections should be verified.
- Urban surroundings and nearby apartment blocks reduce the sense of an idyllic rural retreat.
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 55/100The cluster is in the built-up area of Trieste, with the Adriatic at hand and the Karst plateau immediately above the city. The Gulf of Trieste and the Val Rosandra nature reserve are within the local area. Trieste is the nearest town of size and has a large historic centre, port, railway station, university and full city services. The area is known for its seafront city fabric, port and the limestone Karst behind it.