Casa indipendente in San Rocco
Casa agricola, adibita a magazzino ma rifinita perfettamente, come da foto. Posizione stupenda sulle rive del lago di Bolsena (15 metri).
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Listing explicitly calls it a 'casa agricola' adibita a magazzino (storage), which is typically not legally convertible to a dwelling. Asking €250,000 for 40 m² (€6,250/m²) reads like a finished lakeside house, but the agricultural/storage classification makes it unsuitable as a normal home.
More on the house and the area
Lovely, move‑in ready lakeside cottage with a private garden, stone paving and direct access to Lake Bolsena — modern kitchenette and bathroom make it immediately usable. The tiny size and its agricultural classification mean you should confirm residential legality and consider privacy before buying.
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€16,000 – €23,000
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 footprint (40 m²) with a single bedroom — limited space for full‑time living or a family.
- Listed/used as an agricultural 'magazzino' — verify legal/urban status and utilities for residential use.
- Property sits right by the lakeside road; check privacy/noise and direct access details.
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 77/100Lake Bolsena lies immediately below Montefiascone, with long volcanic slopes around the lake and the Monti Volsini forming the local relief. The area is part of the Tuscia volcanic district. Viterbo is the nearest larger town, with a substantial historic centre and services. Montefiascone is known for its old hill town above the lake and for wine production, especially Est! Est!! Est!!! di Montefiascone.