Cogollo del Cengio
Cogollo del Cengio. autonomo heating, cantina.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €37,110 (€196/m²) I estimate basic renovations at about €200/m² (~€37,800), giving an effective price ≈ €74,910 or ≈€397/m², which is above the Veneto baseline of €317/m². The listing gives almost no detail (condition, year, energy class missing), lists 0 bathrooms and only 5 photos, so confidence is weak and some claims are contradictory.
More on the house and the area
The interiors are freshly renovated and attractive with a modern bathroom and a balcony with a distant countryside view, so this feels like a largely move‑in ready home. It delivers excellent value for the price, but it may actually be an apartment rather than a true farmhouse and a few spaces still need finishing — confirm location, land availability and completion before buying.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€13,000 – €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.
- Some rooms appear unfinished / fixtures yet to be installed.
- No obvious private land or garden shown despite 'farmhouse' type.
- One exterior photo shows dense apartment blocks — location may be urban, not rural.
- Listing data (baths, type) is inconsistent with photos — verify 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 77/100The cluster is on the Altopiano dei Sette Comuni, a high karst plateau between the Venetian Prealps, with extensive forest and pasture and higher relief rising at the edges of the plateau. The nearest ski areas are the lifts around Melette and Verena on the Asiago plateau, reached in a short drive from Roana. Asiago is the nearest town of size, with the main services of the plateau and a historic centre rebuilt after the First World War. This area is known for the First World War sites on the plateau, including forts, military roads and memorial landscapes, and for mountain pasture and dairy production linked to Asiago cheese.