Rustico/casale in Località Fornari di Rustigazzo 11
RUSTIGAZZO - Lugagnano Val d'Arda VENDESI CASA IN SASSO €38.000 Scopri il fascino autentico di questa splendida casa in sasso semi indipendente situata nel cuore di Rustigazzo, a Lugagnano Val d'Arda. Una proprietà caratteristica che unisce la tradizione rurale con la possibilità di personalizzazione secondo le tue…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The €38,000 asking price is attractive at €224/m² versus a €292/m² local comparison, but the 1900 farmhouse is not described as habitable or renovated and appears to require substantial work. Applying an estimated €700/m² renovation budget brings the effective cost to about €924/m²; the listing also gives 90 m² in the description versus 170 m² in the property data.
More on the house and the area
This is a genuinely characterful rural property, with local stone walls, traditional shutters, a balcony, tiled roofs, and a private grassy garden surrounded by historic farm buildings. The main house is described as having a kitchen, bathroom, bedrooms, and heating, but much of what is shown inside is an unfinished rustic annex rather than a move-in-ready 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€34,000 – €60,000
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 main house appears substantially more usable than the annexes, but the gallery does not show its living rooms, kitchen, bathroom, or attic.
- Several attached stone buildings are raw agricultural spaces with unfinished floors and signs of age, requiring renovation.
- Roof condition, utilities, heating performance, and legal status of the various outbuildings should be verified.
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 61/100The cluster is in the Ligurian Apennines, in the upper hills and valleys south of Piacenza. The area is cut by the Arda valley, with mixed woodland, pasture and scattered hamlets typical of the Piacentine Apennines. Around Morfasso, Monte Menegosa and the other ridges above the Val d’Arda are the main nearby relief. The nearest larger town is Fiorenzuola d’Arda on the plain, with rail services, supermarkets and everyday services; Piacenza is the main city for higher-order services. This part of the province is known for mountain villages, chestnut woods, grazing land and Piacentine cured meats and other valley food traditions.