Rustico/casale in Via Doganella 12
Proponiamo in vendita terreno agricolo di 3.000 mq con alberi da frutto e doppia entrata carrabile. Sul terreno è presente una piccola soluzione costruita in cemento e legno di circa 40 mq, composta da un unico ambiente con bagno e ripostiglio. E' inoltre presente un piccolo ricovero attrezzi ed un container per la raccolta delle acque piovane della capacità di...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Heating
See what needs doing and what each job costs
40 m2 unit on 3,000 m2 agricultural land priced €39,000; estimated renovation €8,000 (≈€200/m2) gives an effective €1,175/m2 versus the local median €609/m2. Listing does not clarify the building's legal habitable status on agricultural land, which limits conversion and resale.
More on the house and the area
A tiny, cosy wooden one-room house with a functioning bathroom sits on 3,000 m² of fruit trees — excellent land and a real country feeling. The cabin is lived-in and immediately usable but very basic in finish and size, so expect light upgrades and permit/utility checks to make it a comfortable full-time 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€3,000 – €4,000
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.
- Very small single-room dwelling (≈40 m²) — limited space and privacy.
- Basic / temporary construction and cheap finishes (OSB flooring, corrugated roofs) will need upgrading.
- Check utilities and regularisation/permits for living use — container/shelters may be non-permanent.
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 43/100The area is in the Tiber valley north of Rome, with low volcanic and river-cut hills rather than a mountain setting. The River Tiber runs nearby, and the Veio Regional Park lies partly within this part of the north Roman countryside. The nearest larger town is Rome, which provides the full range of services, major rail links and airports, but the immediate surroundings are chiefly commuter settlements, agricultural land and fragmented woodland. This part of the Agro Romano is known for tuff hills, old rural estates and the transition from the Roman urban fringe to open countryside.