Rustico/casale in Via Varana Sassi
In un piccolo borgo collinare immerso nel verde, in Via Rivabianca a Serramazzoni e nelle vicinanze dei Sassi di Varana, proponiamo in vendita una caratteristica porzione di fabbricato in sasso, attualmente censita come magazzino C/2, sviluppata su due livelli e dotata di corte esclusiva. La posizione rappresenta uno…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €33,000 (€786/m²), this is explicitly registered as a C/2 warehouse, not a legal dwelling, and the listing presents it for storage or possible future recovery. It may require about €1,100/m² to restore, with residential conversion uncertain and subject to planning approval.
More on the house and the area
A highly atmospheric stone outbuilding in a beautiful, secluded Apennine setting, with woodland, rolling fields, and views toward the Sassi di Varana. The recently repaired roof and authentic masonry are appealing, but this is currently a two-level warehouse rather than a livable home, so its dream-home potential depends on a permitted recovery and substantial interior work.
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€17,000 – €25,000
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.
- Currently registered as a C/2 warehouse, not a dwelling.
- No livable interior, kitchen, bedroom, or usable bathroom is shown; conversion would require verification and renovation.
- Remote rural access and utilities should be checked.
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 cluster sits in the Secchia river valley on the lower slopes of the Modenese Apennines (Appennino Modenese). The local landscape within about 15 km is hilly to broken, with mixed woodland (beech and chestnut at higher elevations) and small agricultural holdings and pastures on the valley lower slopes. The Secchia river and its tributary streams run through the local valleys. The area contains small mountain villages and hamlets connected by provincial and municipal roads rather than by major highways. Ski lifts and the higher-elevation skiing areas of the Modenese Apennines (e.g. Monte Cimone area) lie beyond the immediate 15 km radius and require a longer drive. The nearest city of significant size is Modena (the provincial capital), roughly 35–45 km away, where broader services, regional train links and specialist shops are concentrated. The wider Modena province combines industrial plains (ceramic manufacturing around Sassuolo and Modena) with Apennine products and traditions (chestnuts, mushrooms and forestry) in the uplands.