Casa indipendente in Via Ca' Nova 11
Casa indipendente con terreno- Loiano In una borgata immersa nel verde dove sembra di essere in un contesto d'altri tempi, incontaminato e circondato da campi, proponiamo in vendita una porzione di casa terra tetto di circa 140 mq, situata a soli 4 minuti di auto dal centro di Loiano e dai principali servizi. Un luogo…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €679/m² before works, this €95,000 house is already about 80% above the local €377/m² benchmark; estimated renovation brings the effective cost to roughly €1,379/m². The 2,000+ m² of land and proximity to Loiano are positives, but the property is explicitly to be renovated and has an energy rating of G.
More on the house and the area
This is a genuinely livable rural house rather than a bare shell, with a functioning-looking kitchen, several furnished bedrooms, intact floors, and a roofed structure. Its strongest appeal is the large private garden and attractive rolling countryside setting, complemented by older rural details such as timber doors, tiled floors, and exposed beams. However, the interiors are dated and visibly worn, so it is a renovation project rather than a move-in-ready dream home.
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€28,000 – €49,000
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 listing explicitly says the house requires renovation, with dated finishes and visible wall/ceiling wear.
- Only one bathroom is shown for a 140 sqm, three-level home.
- Energy class G and likely heating/insulation upgrades should be expected.
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 66/100The area is in the Tuscan-Emilian Apennines, with wooded ridges and farmed valleys around the Savena valley. The regional park of Monte Sole lies within about 15 km to the north-east, with protected hills, woods and wartime memorial sites. Loiano is on the road between Bologna and the upper Apennines; Bologna is the nearest large city and provides the full range of services, university, rail hub and airport, but it is outside the immediate landscape. The area is known locally for chestnut woods, hiking and the small mountain villages of the Bolognese Apennines.