Rustico in Ravenna
RAVENNA località SANTERNO: Rustico indipendente su tre lati, disposto su due livelli, con capannone e stalla. Nel cuore della campagna di Santerno, a pochi minuti dalla città e da tutti i principali servizi, proponiamo in vendita un caratteristico rustico degli anni '50, indipendente su tre lati e disposto su due…
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
Farmhouse 260sqm at 342 EUR/m2 vs baseline median 290, so ~18% above baseline but absolute price 89k is low. Listed as habitable but description explicitly says 'necessita di interventi di ristrutturazione' — needs renovation despite habitable claim, mild contradiction. Roof checked/maintained 2022 is a plus. Iron heating pipes and old systems (1947 build) imply significant modernization needed, ~500 EUR/m2. Includes capannone (shed) and former stalla/porcilaia offering recovery potential. Energy class and sea distance missing. Fresh listing (6 days). Rural location, versatile spaces. Solid absolute value but factor renovation and the fact much sqm is agricultural outbuildings inflating the per-m2 comparison.
More on the house and the area
Typical 1950s Emilia Romagna rustico near Ravenna, detached on three sides with barn and stall. Exterior is a plain weathered farmhouse with faded render; interiors are dated and tired (peeling stairs, old tiles, worn plaster, aging bathrooms). Flat countryside setting offers privacy and space but no standout view. Generous 260 sqm plus outbuildings and land give potential, and the price is modest, but nothing here stops the scroll — condition and dated finishes dominate.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€30,000 – €51,000
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.
- Needs renovation despite 'habitable' label
- Dated interiors with peeling plaster and 1960s-70s finishes
- No energy class listed
- Cracks visible in upper floor walls/ceilings
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 39/100This is the lower Romagna plain between Ravenna, Lugo and Faenza, with flat agricultural land, drainage canals and scattered villages. The Lamone river passes by Bagnacavallo, and the Po Delta regional park area begins farther east toward Ravenna and the coast, outside the immediate 15 km landscape. Lugo is the nearest town of size, with a full set of services and a historic center with arcades and a fortress. Ravenna is the main nearby city for daily life, with major services and UNESCO monuments, but those monuments do not define the immediate surroundings here. The area is known for intensive farming and fruit growing on the plain.