Rustico/casale in Via della Rocca
CAPODIMONTE - PROPRIETA' A PICCO SUL LAGO - In zona centralissima adiacente le mura di Rocca Farnese proponiamo in vendita esclusiva proprietà in posizione dominante a picco sul lago con scorcio dell'isola Martana. La soluzione proposta, è attualmente un rudere di magazzino accatastato C/2 per una superficie totale di 25 metri quadri totalmente da ristrutturare oltre ad un appezzamento di...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Property is a 25 m² rudere classified C/2 (magazzino) and described as 'totally to renovate'; estimated renovation €1,100/m² gives an effective price of €51,500 (≈€2,060/m²), far above the Lazio baseline €614/m², and C/2 cannot legally be used as a dwelling.
More on the house and the area
Spectacular cliff‑top lake views and original stone walls make this a very photogenic, highly desirable spot. The existing building is a tiny 25 m² ruin (magazzino) with partial walls only, so it’s a true renovation project rather than a move-in home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€10,000 – €15,000
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.
- Property is a rudere (stone shell) with partial walls — no usable interior, roof or services visible
- Only 25 m² and currently classed C/2 (magazzino) — conversion to a residence will require permits
- Steep, cliff-side site — access and construction logistics may be difficult and costly
- Full renovation/structural work expected despite the low price
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 76/100Lake Bolsena is at the town, with the Volsini volcanic hills around the shore. Montefiascone is the nearest larger town and has a full set of everyday services; Viterbo is the main city in the province. The area is known for lake fishing, olive groves and vineyards, and for the old lakeside settlements around Bolsena. Bolsena has Etruscan remains and the lake is the dominant feature of daily life here.