Bilocale in Via Osteria
Vendesi a S. Annapelago un bilocale fuori paese al secondo piano in una palazzina di 3 unità immobiliari (senza condominio). Soggiorno con angolo cottura, stufa a pellet come riscaldamento, disimpegno, bagno con doccia, camera matrimoniale, giardino in comune, box privato come ripostiglio. Semi arredata €38.000, 00 trattabili.
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 €950/m², the asking price is already about 23% above the local €773/m² benchmark; allowing roughly €200/m² for light updating brings the effective cost near €1,150/m². The apartment appears usable and includes a private box and shared garden, but it is outside the village and the listing does not state its condition, building age, or energy performance.
More on the house and the area
This is a genuinely usable, furnished small home with a functioning kitchen, pellet stove, bathroom, and pleasant access to a green garden setting. The wooded surroundings and outdoor space add charm, but the building and interiors are plain and dated, with no dramatic view or standout architectural character.
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€3,000 – €4,000
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.
- Only 40 sqm, so the home is compact and best suited to one person or a couple.
- The garden is shared rather than private.
- It is outside the village, and the interiors look functional but dated rather than recently renovated.
- No notable view or distinctive historic character is shown.
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 sits in the Tuscan–Emilian Apennines (Appennino Tosco-Emiliano) on the Modenese side of the range. High Apennine peaks and high‑altitude basins are within the local 15 km, notably Monte Prado and the basin containing Lago Santo Modenese. Parts of the Parco Nazionale dell'Appennino Tosco-Emiliano occupy the nearby mountain ridges. The local landscape is mountain countryside of forests, pastures and alpine lakes used for hiking, grazing and seasonal mountain tourism. Nearest ski infrastructure of note is at the Abetone area to the south (major resort roughly 25–35 km by road). Nearest local towns include Fiumalbo and Riolunato; the provincial capital Modena is the nearest city with full regional services and rail connections further down the valley.