Cascina da ristrutturare in Gropello Cairoli
Questo affascinante compendio immobiliare da ristrutturare si trova a Gropello Cairoli, immerso nella quiete e nel verde della campagna pavese. La proprietà è costituita da una tipica cascina lombarda che conserva intatto il fascino delle strutture rurali di un tempo, caratterizzata da ampie metrature e da una…
What it really costs
See what needs doing and what each job costs
Farmhouse 'da ristrutturare' at 399 eur/m2 vs baseline 382, so price is roughly at market with no discount. The property is a full renovation project (cascina with stalle, porticati, accessory rooms), meaning much of the 138 sqm is non-habitable rural structure. Full renovation of a 1920 rural building typically runs 1000-1400 eur/m2. No energy class, condition, rooms, or bath data provided. Fresh listing (3 days). Potential upside for B&B/agriturismo conversion but requires heavy capex, so net value is only fair.
More on the house and the area
Typical Lombard cascina (farmhouse, 1920) in Gropello Cairoli requiring complete restoration. Photos show a rustic barn with brick portico, exposed tiled roof and stables - authentic rural character but in visibly poor condition with piled roof tiles, firewood, scrap and weeds. Setting is a village edge next to modern homes, not the isolated countryside idyll implied. Low price (€399/m2, €55k) reflects the heavy work needed. Some conversion potential (B&B/agriturismo) but no standout visual wow - no stunning views, interiors or dramatic location. Historic rural charm is the main draw; otherwise an ordinary fixer-upper.
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€55,000 – €81,000
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.
- Full renovation required - structure is derelict
- No bathrooms or defined rooms present
- Debris, scrap and overgrowth throughout the property
- Located in built-up village setting despite 'countryside' marketing
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 40/100This is the flat western Po Valley around the Ticino side of Lomellina, with rice fields, irrigation canals and scattered farmsteads. The Parco Lombardo della Valle del Ticino lies nearby along the Ticino River. Pavia is the nearest city of size, with a historic centre and major monuments including the Certosa di Pavia in its territory. The area is known for rice cultivation.