Villa unifamiliare in Morfasso
Villa unifamiliare in Morfasso. Habitable, autonomo heating, garage, caminetto, mansarda, porta blindata, esposizione esterna, balcone, impianto tv con parabola satellitare, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €85,000 (€254/m²), this habitable 334 m² villa is priced well below the local €371/m² asking benchmark, with garage, cellar, balcony, heating and panoramic views. Allowing roughly €200/m² for ongoing upkeep brings the effective cost to about €454/m², so the discount is attractive but not exceptional; the inland location also limits the premium.
More on the house and the area
A substantial, characterful stone villa with attractive shutters, balcony, planted outdoor space, and a handsome traditional exterior. The interior is clearly a real, usable home with finished floors, heating, stairs, and multiple rooms, though it feels dated rather than beautifully restored. At 334 sqm for €85,000, the scale and price create strong dream-home potential if ongoing maintenance is manageable.
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€22,000 – €37,000
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.
- Interiors appear habitable but dated and somewhat plain, likely needing cosmetic modernization.
- The 334 sqm size and attached outbuildings imply significant heating, maintenance, and renovation costs.
- No compelling panoramic view is visible in the supplied photos, despite the listing tag.
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.