Rustico in Toano
Rustico in vendita a Toano (Appennino Reggiano), situato in Via Le Lezze, disposto su piano terra e piano rialzato. L'immobile si compone di 2 locali al piano terra e camera al 1' piano. Presente box magazzino e altra camera sovrastante in immobile adiacente. Inoltre, è in vendita ampio magazzino o deposito adibito in…
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 of 350sqm at 257 EUR/m2 vs 290 baseline (n=383, decent). Discount modest (~11%). Needs full renovation (built 1900, 0 baths, no energy class), so full gut costs ~800/m2. Big draw is ~4 hectares (2ha land + 2ha woods), panoramic views, multiple outbuildings (stalla, fienile, forno). But much of the 350sqm is agricultural/storage (magazzino, fienile), inflating the sqm and lowering true per-m2 value of habitable space. Fresh listing (7 days). Fair rather than good given renovation scope and that headline price reflects storage/land not living area.
More on the house and the area
Cluster of rustic stone buildings in the Reggiano Apennines with genuine rural-archaeology character: a fienile with 'coccio a schiena d'asino' floor and an old stable built with large exposed stones suited to a taverna. Strong land component (~2ha panoramic terrain over Montefiorino/Dragone valley plus 2ha oak-beech woodland) and a very low €257/m2. Wow is tempered by full renovation needs, no baths, and exterior-only photos showing overgrown, dilapidated condition.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€69,000 – €123,000
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.
- All structures need full renovation
- No bathrooms, minimal habitable rooms
- Remote Apennine hamlet location
- Exterior only photos, no interior shown
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 cluster is in the Reggio Emilia Apennines, with wooded ridges and valleys of the Secchia basin around Toano. The Parco nazionale dell’Appennino Tosco-Emiliano lies nearby to the south-west, and the higher ridge toward Monte Cusna is within this mountain area. The nearest ski area is Febbio on the slopes of Monte Cusna, reached by mountain roads in roughly half an hour from Toano. Castelnovo ne’ Monti is the nearest larger hill town and has the main services for this part of the mountain province. This part of the Apennines is known for chestnut woods, small stone villages, and mountain pasture country.