Porzione terracielo abitabile
LAMA MOCOGNO: prima periferia paese Loc. Borra - vendesi terra cielo su vari livelli con vista panoramica sulla valle dello Scoltenna. Zona molto soleggiata, con splendida vista sulle valli montanare dell'Appennino Modenese dominate da prati verdi e da boschi ancora incontaminati. L'edificio costruito nei primi anni…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse at 532 EUR/m2, only ~8% above the local median (492 EUR/m2, solid baseline). Move-in ready with renewed electrical and heating systems (certified 2021, condensing boiler), so minimal renovation needed—mostly cosmetic/optional (~300 EUR/m2). Good feature set: garage, two cellars, terrace, panoramic Apennine valley views, garden plot ~60 m2. Fresh listing (7 days), 36 photos, clear description. Absolute price low at 49,500 EUR. Downsides: mountain location (no sea proximity), blind bathroom, and no energy class or exact build year, but 1960s construction with 90s-2000s updates. Overall a fair-to-good buy for a habitable property.
More on the house and the area
This is a simple, affordable townhouse with a surprisingly nice rear terrace view over trees, gardens and the Modenese Apennine valley. Inside it is plain but bright, with strong 1970s-90s surfaces rather than period charm. The little garden/veg plot and mountain backdrop add the dream factor more than the house itself.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€9,000 – €16,000
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.
- Main facade fronts directly onto a road.
- Interiors are very dated despite being habitable.
- The best mountain view is from the rear terrace, not the street side.
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 76/100The cluster is in the Modenese Apennines under Monte Cimone, with wooded mountain slopes and narrow valleys in the immediate area. The Scoltenna valley runs nearby, and the Alto Appennino Modenese Regional Park is within this mountain area. The nearest ski lifts are at Montecreto and Sestola on the Monte Cimone ski area, a short drive of about 5–15 minutes depending on the exact hamlet. Sestola is the nearest small centre of note, with a substantial historic core and everyday services, and Pavullo nel Frignano is the larger town for broader shopping and administration. This part of Frignano is known for chestnut country, summer mountain tourism and winter skiing around Cimone.