Due to high demand and strict planning permission laws new properties for sale in sort after areas such as Tuscany, Umbria and Lombardia are becoming far more elusive and expensive. As a result, foreign buyers are investing in more affordable "Rustico" - renovation projects such as disused farmhouses "Casale" or Villas.

There are plenty of Rustico still available, you only have to look through any of the local real estate magazines to find a number to choose from. But now even these are being "snapped up" by foreign investors keen to own a property in an exclusive resort.

Right: A Rustico- It might not look much but, the foundations are on solid rock and the views are spectacular

If you are thinking about investing in a Rustico consider the following:

It always costs more than you think. Initial estimates "Preventivi" have a tendency to be invitingly economic. There is inevitably a wall that needs re-enforcing to cater for a new arch doorway or larger hall. Consider adding 15-20% on top to get a more realistic figure.

Renovation projects of any considerable size are bought and paid for in stages. One stage may have considerably less work than another - this may sound obvious but is often overlooked. For instance, if you have invested in a "Casale" farmhouse, often is the case that the upper floor was the living quarters and the ground floor the animal stalls imbedded in warn and uneven flag stones. As such, the ground floor will cost many times more to renovate than the upper floor.

Right: Animal Stalls- A typical lower floor of a Casale.

In this particular case the floor uncovered large flagstones warn down by animal hooves. They were treated and relayed.

You should also be aware that renovation estimates are almost always with reference to building work alone and, will not include plumbing, electrician's fees or finishing costs. You must ask for these separately.

It is often the case that not all the clients' wishes can be given an estimate in one go. Not all the materials to be used have been chosen such as wood finishes and floor and bath tiles which all have greatly varying costs.

As a rule, the cost is often very reasonable for the work involved which may involve the re-working and re-layering of 200 kilogram flagstones, the creation of doorways in walls a meter thick! or an excavation to create an under floor cavity to prevent condensation build up. Although Labour is cheaper in Italy Labour of this type does not come cheap anywhere, rest assured however, it would cost you much more in other countries.