Rustico/casale
In piccolo borgo situato nelle vicinanze della località Magnani è disponibile per la vendita un COMPLESSO DI FABBRICATI costituito da due abitazioni in sasso adiacenti (con possibilità di accorpamento) con cantina e legnaia, un rustico di servizio in pietra, un portico a tutta altezza con area pertinenziale…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
The €60,000 asking price is only €240/m², but the buildings are explicitly to be renovated; at an estimated €1,100/m², the effective cost is about €1,340/m² versus a local benchmark of €297/m². The stated 250 m² conflicts with the description listing 200 m² of homes plus 120 m² of rustico and 40 m² of portico, making the true renovation scope unclear.
More on the house and the area
A highly atmospheric Emilia-Romagna stone farmhouse complex with traditional tiled roofs, timber beams, mature greenery, garden space, and attractive rolling-hill views. One kitchen appears usable and the homes are roofed with existing bathrooms, but the property is clearly dated and partly unfinished, making it a substantial renovation project rather than a turnkey home.
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€99,000 – €146,000
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.
- The two stone homes and outbuildings need renovation and personalization.
- Several spaces, especially the large portico/rustic, are unfinished or utility-like rather than ready living areas.
- The overgrown grounds and rural setting will require ongoing maintenance; utilities and structural condition should be verified.
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 58/100The area lies in the first hills of the Piacentine Apennines, with wooded ridges and cultivated valleys around the Vezzeno stream. The nearest larger centre is Piacenza, which has the main rail services, a historic centre and city services. Gropparello is known for its medieval castle above the valley.