Rustico 120 mq con ampio giardino privato
CANNUZZO- RUSTICO 120 MQ CON AMPIO GIARDINO PRIVATO. Nella campagna tra Cannuzzo, Pisignano e Castiglione, si propone in vendita rustico su 2 livelli, per un totale di 120 mq, con ampio giardino privato di 800 mq. L'immobile è completamente da ristrutturare e offre ampia possibilità di personalizzazione. Prezzo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Rustico needing full renovation in rural Cervia hinterland. Price/m2 of €423 is above the local median of €291, so no bargain against baseline. Key contradiction: the listing list 201 sqm but the description states 120 sqm on 2 levels; the €85k price implies €708/m2 on the 120 sqm figure, materially worse. Fully to-renovate 1900 building means it is not currently habitable and needs ~€1000-1400/m2 to restore. Upside is the 800 sqm private garden and garage, but missing energy class, room/bath data, and days_on_market=0 (fresh listing) plus size ambiguity keep this a fair-at-best opportunity, not a diamond.
More on the house and the area
A c.1900 stone rustic near Cervia with attractive exposed stone-and-brick masonry and a generous 800 sqm private lawn. The historic stonework gives genuine character and the low €423/m2 price is appealing for the area. However, it's fully unrenovated with no interior photos, is physically attached to a modernized neighboring house, and sits in flat inland farmland rather than a standout setting. Solid charming project property but not a scroll-stopper.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€80,000 – €118,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely needs renovation - gutted rustic stone building
- Zero baths/beds - uninhabitable in current state
- Attached to modernized neighbor (red rendered section) reduces standalone appeal
- No sea distance data despite Cervia location
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 55/100The area is on the Romagna plain close to the Adriatic coast, with the pinewoods and wetlands of the Parco Regionale del Delta del Po nearby, especially around the Pineta di Cervia and the saline of Cervia. The Salina di Cervia is a large historic salt-pan landscape with canals, embankments and birdlife, and it forms part of the Po Delta park system. Cervia itself is a substantial town with full daily services and a historic core linked to salt production. Milano Marittima and the coast are nearby, with long sandy beaches and a built-up seaside strip. Ravenna is the nearest larger city, with major services and UNESCO early Christian monuments, but those monuments do not change the immediate landscape score. The area is known for salt production, pinewoods, wetlands and beach tourism.