Rustico/casale in Via del Pero 12
Bracciano Proponiamo in vendita terreno di ampia metratura con casaletto di circa 55 mq, attualmente da ultimare nella ristrutturazione. Il casaletto è composto: da salotto con angolo cottura e camino, due camere da letto e bagno, offrendo la possibilità di essere personalizzato e valorizzato secondo le proprie esigenze. La proprietà dispone già di allaccio alla rete fognaria, acqua ACEA...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
With an estimated finishing cost of €700/m² the all-in cost is €162,000 (€120k + €42k) → ~€2,700/m², far above the local median of ~€609/m². The ad states the casaletto is "da ultimare" and omits building year and energy class, so at this price it looks overpriced despite the garden and proximity to Lake Bracciano.
More on the house and the area
Lovely private terrace, pergola and mature garden with open countryside/olive-type views — very attractive outdoor space. The casaletto is a solid, partially-finished home (bathroom and floors in place) that needs interior finishing and cleaning, so it’s a realistic, affordable project you could make livable with modest work.
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€12,000 – €21,000
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.
- Interior is unfinished and needs completion (walls, kitchen fittings).
- Property is small (~55–60 m²) so limited living space.
- Site needs clearing/cosmetic repairs and general tidying before use.
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 84/100Lake Bracciano is within the area, with volcanic hills around it. The Parco Naturale Regionale di Bracciano-Martignano covers the lake and surrounding countryside. Bracciano has the Odescalchi castle and a substantial historic centre above the lake. The area is known for the volcanic lake landscape and for agriculture including olives and wine in the Tuscia romana.