Rustico/casale
Palazzo del XVII secolo con eremo e cappella del XIV secolo, progetto approvato per boutique hotel da 25 camere, 3.000 ulivi e vista su Civita di Bagnoregio, Tuscia laziale RIF. VIT333 Nel cuore più autentico della Tuscia laziale, a soli 90 km a nord di Roma, su un promontorio che domina uno dei panorami più straordinari e fotografati d'Italia —...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
Large 17th‑century palazzo with an approved hotel project but no condition stated; I estimate full restoration at €1,100/m² → renovation ≈ €2.09M, giving an effective price ≈ €3.34M (≈€1,758/m²) versus the local median €614/m², so this is expensive for the area despite the strong location and project.
More on the house and the area
A dramatic 17th‑century palazzo perched above the Tuscia badlands with a private chapel, frescoes, vaulted great rooms and sweeping views toward Civita di Bagnoregio. The building is intact and habitable in parts (original floors, big fireplaces, chapel), but will need renovation and modern services to become a comfortable home or operate as the approved boutique‑hotel project.
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€752,000 – €1,112,000
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.
- Large, historic building so expect strict conservation/planning rules and high renovation costs
- Property appears structurally intact and roofed but needs refurbishment and modernisation to be a comfortable home
- Pool is neglected and would need work
- Very large estate — high running and maintenance costs
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 71/100The cluster is in the tuff hill country between the Tiber valley and the Calanchi of the Tevere, with ravines and eroded clay badlands around Civitella d’Agliano and Bagnoregio. The Tiber is the main river of the area a short distance to the east. The Monte Rufeno nature reserve lies within roughly this radius on the northern side toward Acquapendente. Orvieto, in Umbria, is the nearest larger town in practical daily use, with rail services and a full set of shops and services; it sits on a volcanic tuff cliff above the Paglia valley. Civita di Bagnoregio, the isolated hill settlement linked by a footbridge, is within this landscape. The area is known for volcanic tuff landforms, ravines and olive-growing mixed with small vineyards and fields.