Rustico/Casale in vendita a Agnone
Da ristrutturare in zona periferica casolare libero su quattro lati, di oltre 200 mq., disposti su quattro piani con aia di pertinenza di 200 mq.. - Al piano inferiore con ingresso carrabile trovano posto un garage, una tavernetta con camino e una stalla. - Al piano terra ingresso, cucina con camino e una sala. - Al…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- On the market for a long time
Must be done first
- Heating
See what needs doing and what each job costs
Estimated renovation €700/m² → ~€173k renovation; effective price ≈ €253k (≈€1,024/m²) versus regional baseline €310/m². Property has sat 420 days on market (stale_listing), so it is overpriced given the heavy works needed despite a recently redone roof and façade.
More on the house and the area
Solid four-sided farmhouse with spectacular valley/mountain views and a private 200 m² yard; roof and façade have been recently redone. The interior is mostly intact (tavernetta with fireplace, garage, balconies) but needs renovation and the upper floor is unfinished — lots of potential for a roomy family home at a bargain price.
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€49,000 – €87,000
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.
- Interior requires full renovation (finishes, kitchen and likely systems)
- No central heating currently installed
- Second/top floor is listed as 'grezzo' / unfinished
- Only one bathroom for the large 247 m² footprint
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 lies in the Alto Molise uplands, with the Apennines around Agnone and the Sangro and Trigno headwater country within the local landscape. The area is close to the upper Trigno basin and to the mountain country that leads toward the Abruzzo, Lazio e Molise National Park, but that park is outside the 15 km radius. Capracotta is the nearest mountain centre of note, and the Prato Gentile cross-country ski area is about a 25 minute drive. Agnone is the nearest town of size; it has a substantial historic centre and is known for the Marinelli bell foundry, one of the oldest in Italy. The wider area is known for high pastures, woods, and traditional transhumance country on the Molise-Abruzzo border.