Un rustico da trasformare a Gragnano di Sotto
Un rustico da trasformare a Gragnano di Sotto. garage.
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
At €100,000 (€500/m²), this 200 m² rustico still needs substantial transformation, bringing the estimated effective cost to about €1,600/m² versus roughly €371/m² for comparable local homes. The description is very vague and does not confirm habitable status, utilities, or the actual structural condition.
More on the house and the area
This is a substantial, characterful rural home with a highly photogenic stone-and-yellow-stucco exterior, mature garden, covered portico, original wood beams, shutters, and a fireplace. Inside, it appears furnished and functional rather than an empty shell, with a kitchen, bedrooms, bathrooms, heating, and solid floors, though the finishes are dated and some maintenance concerns are visible.
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€79,000 – €117,000
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 listing description calls it a “rustico da trasformare,” which conflicts with the furnished, apparently usable home shown in the photos; verify the legal status and actual condition.
- Interiors are livable but dated, with basic kitchens and older bathrooms that would benefit from modernization.
- Visible wall and ceiling cracks should be checked, along with the roof, heating system, and utilities.
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 58/100The area sits in the first valleys of the Piacentine Apennines, where the plain gives way to wooded ridges and cultivated hills. The Nure valley is the local landscape, with the Nure river running south from here through the Val Nure. The nearest larger town is Piacenza, which provides the main rail station, hospital, services and a substantial historic centre. South of the village the valley leads toward the higher Apennines around Bettola and Farini, but the stronger mountain scenery is farther up the valley rather than at the doorstep. This part of the province is known for mixed farming, vineyards and salumi, including the Piacentine cured-meat tradition.