Rrif.4474 s.martino di villafranca casa da ristrutturare
RRIF.4474 S.MARTINO DI VILLAFRANCA CASA DA RISTRUTTURARE. Needs renovation, autonomo heating, garage, esposizione esterna, accesso per disabili, impianto tv con parabola satellitare, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €80,000 for 200 m², the estimated €140,000 renovation brings the effective cost to about €1,100/m², versus €365/m² for comparable homes in the area. The villa has useful extras such as a garage, cellar and heating, but the renovation burden is too high for the asking price.
More on the house and the area
This is a substantial traditional rural house with aged shutters, tiled roofs, mature greenery, a courtyard, and an agricultural outbuilding, giving it genuine farmhouse character. However, the visibly deteriorated exterior and complete lack of interior evidence make it a renovation project rather than a realistically usable home today.
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€40,000 – €70,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Major renovation appears necessary, including facade and likely structural/moisture work.
- No interior photos are provided, so livability, kitchen, bathroom condition, and utilities are unverified.
- The property is surrounded by greenery but has a rural gravel access and only one listed bathroom for 200 sqm.
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 42/100This is in the built-up area of Forlì, so the immediate setting is an urban plain in the Romagna part of the Po Valley. The Montone River runs through the city. The first Apennine foothills begin southwest of Forlì around Castrocaro Terme and Predappio, but they are outside the immediate urban surroundings. Forlì is a provincial city with a full set of services, rail connections, and a substantial historic centre with Piazza Aurelio Saffi, San Mercuriale and the Musei di San Domenico.