Rustico in Ferrara
In Via Comacchio, a Cona, fabbricato a destinazione D/10 di circa 500 mq, sviluppato su due livelli e inserito in un contesto tranquillo, ideale per attività agricole o per un progetto di riqualificazione. Al piano terra troviamo un ampio magazzino adibito a deposito di macchinari agricoli, dotato di basculante…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Despite the 'Habitable' label, this is a D/10 agricultural building (warehouse, ex-stable, hayloft) with 0 rooms/beds/baths - not a residential dwelling. Habitability requires a change of use (cambio di destinazione d'uso) plus full residential conversion, which is costly and not guaranteed. The €160/m2 price looks cheap vs the €290/m2 baseline, but the baseline reflects residential stock, so the comparison is misleading. Full conversion of agricultural volumes to residential typically runs high (~€800/m2+). The listing also upsells adjacent land (€100k) and a court house (€160k), signaling this is a bare-bones agricultural shell. The 'Habitable' condition contradicts the described state. Suitable only for an investor with agricultural use or appetite for a full conversion project.
More on the house and the area
A large 500sqm two-level agricultural building (barn/hayloft/stable) near Ferrara with attractive exposed brick exterior and a distinctive arched facade. The rural setting amid wheat fields and tree-lined lanes gives it pastoral charm and historic character. However, interiors are unrenovated working farm spaces filled with tractors and tools. Main appeal is the low price and conversion potential to residential, plus optional adjacent land and courtyard house. Solid rustic Emilia-Romagna character but firmly a renovation project, not a turnkey wow.
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€99,000 – €176,000
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.
- Agricultural D/10 building requiring change of use to residential
- Interior is raw and unrenovated - stalls, storage, farm machinery
- Structurally aged (1967), rustic condition despite 'habitable' label
- No bedrooms/bathrooms as living space; project property
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 cluster is in the built-up area of Ferrara, so the setting is the Po plain rather than open countryside. The Po di Volano and the lower Po plain shape the area, with flat agricultural land, canals and drainage works around the city. Ferrara itself is a major provincial centre with a large Renaissance and medieval historic core, including the Este castle and city walls, and the historic centre is UNESCO-listed. The Po Delta regional park lies to the east but outside the immediate 15 km landscape.