Rustico/casale in Località Fossoli
COLI (Loc. Fossoli) Inserito all’interno di un piccolo Borgo a 700 mt di altitudine, GEO-DOMUS propone in vendita rustico di tre livelli da ristrutturare. La soluzione di 150 mq attualmente è suddivisa in due vani al piano primo, attraverso scala interna si accede all’unico vano posto al piano secondo ed ultimo. La…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €35,000, the estimated renovation brings the effective cost to about €155,000, or €1,033/m² versus a local reference of €297/m². The roof is recently built, but the three-level farmhouse still requires substantial renovation in a remote mountain hamlet, and the listing does not state its residential compliance or energy performance.
More on the house and the area
A handsome stone farmhouse in a small mountain borgo, with strong rustic character, mature greenery, and a beautiful wooded valley setting. The roofed structure has floors, windows, fireplaces/stove elements, and usable room volumes, but the interiors are clearly a renovation project rather than a move-in 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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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.
- Substantial renovation is needed; interiors are bare, dated, and visibly deteriorated.
- No kitchen is shown, and utilities, heating, bathroom condition, and structural soundness are unclear.
- Access is via exterior stairs, with additional outbuildings and roofing materials suggesting ongoing or required work.
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 71/100The cluster is in the Ligurian Apennines, in the upper Val Trebbia. The Trebbia river runs through this area, with gorges, rocky banks and wooded slopes along the valley. The area lies within the wider Appennino Piacentino landscape, with ridges and passes linking toward the Aveto and the Ligurian side. The nearest ski area is the small lift zone around Passo Penice, roughly 35–45 minutes by road depending on the exact hamlet. Bobbio is the nearest town of size, with a substantial historic centre, services, and the Ponte Gobbo over the Trebbia. The area is known for the Trebbia valley landscape and for road routes across the Apennine passes used by cyclists and motorcyclists.