Rustico in San Damiano d'Asti
Rustico indipendente su quattro lati, situato a pochi minuti dal centro di San Damiano d’Asti, da ristrutturare e circondato da 5000 mq di terreno. La proprietà, in posizione rialzata, dispone di accesso privato comodo alla strada asfaltata e di un ampio cortile frontale. Al piano terra si trovano una cucina, un…
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
See what needs doing and what each job costs
Large 575 m² farmhouse at €99k but listed as "needs renovation"; estimated €700/m² renovation raises the effective price to about €872/m² versus the regional baseline of €260/m². The property has 5,000 m² of land and garages, but 840 days on market is a clear stale-listing signal and the high projected rebuild cost makes this an overpriced project.
More on the house and the area
A large, very photogenic Piedmont farmhouse with original brick vaulted ceilings, balconies and about 5,000 m² of land — lovely exterior and strong historic character. The main building appears structurally sound and partly habitable but needs renovation, system upgrades and work on the barns to become a comfortable long-term 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€114,000 – €202,000
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.
- Needs renovation and updating to systems (kitchen, bathrooms, heating).
- Outbuildings partly unfinished/open and will need work to convert or secure.
- Interiors are cluttered/dated in places — cleaning and cosmetic refresh required.
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 68/100This is the Roero hill country, with vine-covered ridges, small woods and mixed farming between the Tanaro valley and the lower hills toward Asti. The Tanaro river runs a few kilometres away near Alba and marks the edge between Roero and the Langhe. Within about 15 km the main town of size is Asti, with a substantial historic centre, cathedral and services; Alba is a little farther beyond that radius but still part of everyday geography for this area. The area is known for wine, including nearby Roero vineyards, and for hazelnuts in the wider Alba-Asti countryside.