Villa unifamiliare in Bagno di Romagna
Villa unifamiliare in Bagno di Romagna. Habitable, autonomo heating, garage, cancello elettrico, fibra ottica, porta blindata, videocitofono, balcone, terrazzo, cantina, esposizione doppia.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
The asking price is attractive at €255/m², but a habitable-home allowance of about €200/m² brings the effective cost to roughly €454/m², above the local comparison level of €358/m². The villa has strong practical features and 33 photos, but the numbers do not indicate a clear bargain.
More on the house and the area
A genuinely habitable, generously sized 274 m² family home with a working fireplace, traditional shutters, wood details, multiple bedrooms, garage and terraces. It is comfortable rather than spectacular: the interiors are dated, the facade needs attention, and the photos show no standout landscape view. The low price per square metre gives it strong practical appeal for someone seeking a real Italian home rather than a renovation shell.
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€18,000 – €30,000
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 exterior shows weathered render and visible cracking that should be inspected.
- The listing reports zero bathrooms, which is likely incomplete but needs verification.
- It fronts directly onto a road and no scenic view is shown.
- The interiors are usable but dated and would benefit from cosmetic updating.
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 75/100The cluster is in the Tuscan-Emilian Apennines, with forested ridges and valleys around Bagno di Romagna. The Savio river runs through the area. Much of the surrounding landscape falls inside Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna. The nearest ski area is Monte Fumaiolo, with small lifts roughly 30 minutes away by road when operating. Bagno di Romagna itself is a small spa town with a preserved historic centre, and San Piero in Bagno nearby is the local service centre. The area is known for thermal springs, chestnut woods and mountain hiking.