Rustico/casale in Località Sartori
LOC SARTORI DI ROCCHETTA NEL COMUNE DI MORFASSO (PC) FABBRICATO RUSTICO posto IN ZONA ESTREMAMENTE PANORAMICA - completamente indipendente - da ristrutturare - già destinato come fabbricato extraurbano destinabile a residenza. L'immobile è isolato si trova nelle immediate vicinanze della strada asfaltata, il terreno su cui insiste è di 2000 mq. La richiesta economica è di € 38.000.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €38,000 asking price looks low at €136/m², but the farmhouse requires full renovation: estimated total cost is about €346,000, or €1,236/m² after works, far above the local €288/m² benchmark. Its independence, panoramic setting and 2,000 m² of land add appeal, but not enough to offset the renovation burden.
More on the house and the area
The panoramic mountain and valley setting is genuinely beautiful, with attractive exposed stone, brickwork, and a traditional roof. However, the property is currently an empty agricultural shell rather than a usable home, so its strong location and character are better viewed as renovation potential than immediate livability.
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€111,000 – €164,000
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.
- This is a rural barn/rustico requiring substantial renovation, not a move-in home.
- The interior is an agricultural storage space with a bare concrete floor and no visible kitchen or living accommodation.
- Utilities, bathroom functionality, access, and residential conversion costs need verification.
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 68/100The Ligurian Apennines surround Farini, with wooded ridges and upper Val Nure landscape immediately around the settlement. The Nure river runs through the valley. The area is part of the Piacentine Apennines, known for mixed forest, pasture and scattered stone hamlets. Within this part of the valley the nearest larger town is Piacenza, which provides the main rail connections, hospitals and full services. The area is known locally for mountain villages and for outdoor walking routes in the upper Nure valley.