Val trebbia- rustico da ristrutturare
VAL TREBBIA- RUSTICO DA RISTRUTTURARE. Needs renovation, garage, esposizione esterna, accesso per disabili.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €35,000 (€140/m²), the purchase price is low, but estimated renovation brings the effective cost to about €210,000, or €840/m²—roughly three times the local comparison level. The listing confirms a 250 m² farmhouse needing renovation, with no bedrooms or bathrooms currently indicated.
More on the house and the area
A handsome old stone-and-brick farmhouse with traditional tiled roofs and a genuinely beautiful panoramic view across the Emilia-Romagna hills. However, it is an empty agricultural shell rather than a usable home: the interiors are unfinished, with no bedrooms or bathrooms and extensive renovation needed.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- This is a raw rustico requiring major renovation, with no finished living areas, kitchen, or bathrooms visible.
- The roof appears present but aged, and the exposed structure, utilities, windows, and finishes will require substantial work.
- Overgrown access and grounds may complicate renovation logistics; structural and legal checks are essential.
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 72/100The cluster is in the Trebbia valley in the Ligurian Apennines, with wooded ridges and folded mountain terrain immediately around Bobbio. The Trebbia river runs through the town, and the Val Trebbia is the main landscape feature within the 15 km radius. Bobbio has a substantial historic centre with the Ponte Gobbo and the Abbey of San Colombano. The area is known for the upper Trebbia valley landscape and river bathing spots.