Rustico in Fumane
LOCALITA' SENGIAROSSA - FUMANE Nel cuore della Valpolicella, in località Sengiarossa (Loc. Moccoli), a 10 km da Fumane, proponiamo un ampio RUSTICO con giardino privato e fienile, diviso in due unità, per un totale di 148 mq. Le strutture sono state edificate a inizio '900, in un luogo immerso nel verde, con…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
See what needs doing and what each job costs
As listed: €96,000 for 148 m² (¥649/m²) but the home “needs renovation” and I estimate €700/m² for works (~€103,600), giving an effective price of about €1,349/m². That effective cost is far above the local median of €312/m² in the area, so this is overpriced despite the large size and scenic Valpolicella location.
More on the house and the area
A very attractive cluster of early-1900s stone farmhouses with vaulted cellars, a covered portico and private garden set on a dramatic Valpolicella hillside — excellent historic character and panoramic valley views. The buildings are solid and roofed but need a comprehensive renovation (roof repairs, new systems and sanitary facilities), so it’s a realistic restoration project rather than a move-in-ready home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€29,000 – €52,000
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.
- Full renovation required — all systems (electric, heating, plumbing) need work
- No bathrooms currently — sanitary installation needed
- Roof shows wear and some missing/slate damage — repairs likely
- Remote location with limited services/long access roads
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 72/100The cluster is in the Valpolicella hills at the foot of the Lessini Mountains. The Progno di Fumane valley cuts through vineyards, woods and low limestone ridges. Parco Naturale Regionale della Lessinia begins a short distance to the north, with the higher pasture plateau and karst landscapes inside the 15 km radius. The nearest ski area is San Giorgio on the Lessinia plateau, about 30–40 minutes by road depending on the exact hamlet. Verona is the nearest city of size, with full services, major rail connections and the Roman arena. The area is known for Valpolicella wine and for the stone villages, villas and vineyards spread across the hillside belt between the Adige plain and the Lessinia uplands.