Rustico da ricostruire vicino alla torre di oriolo
In posizione panoramica unica, ai piedi della storica Torre di Oriolo dei Fichi, VALORI IMMOBILIARI propone in vendita un interessante COMPLESSO IMMOBILIARE DA RISTRUTTURARE COMPLETAMENTE. Si tratta di un'opportunità ideale per chi cerca un PROGETTO DI RECUPERO in una delle zone collinari più prestigiose del…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Price at 544 EUR/m2 sits slightly above the 492 median, but the 180 sqm figure aggregates a 132 sqm main building plus barn (30) and outbuildings (32+5) that are non-habitable storage volumes, so true habitable value is overstated. Property needs complete gut renovation (structural, no baths, 1950 build, no energy class), implying high reno costs ~1200-1500 EUR/m2. A right-of-way easement burdens the 1300 sqm lot and reduces privacy. Fresh listing (3 days) and decent photos are positives, and hilltop panoramic location near Torre di Oriolo adds appeal. Not a bargain once realistic renovation of the main building plus accessory recovery is factored in, but not a trap either.
More on the house and the area
A ~1300 sqm lot at the foot of the historic Torre di Oriolo dei Fichi near Faenza, offering a genuine panoramic and historic setting (photo 2 shows the tower rising above the property). The appeal is location and potential rather than the buildings themselves, which are a rustic farmhouse plus a brick-columned loggia/hayloft and outbuildings, all in poor condition with peeling render and visible cracks. The green grounds with mature trees are pleasant. At €544/m2 the price is competitive, but the wow is aspirational \u2014 dependent on a costly full restoration. A charming project with historic-character draw, not a turnkey scroll-stopper.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€71,000 – €105,000
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.
- Needs complete renovation (whole complex is a fixer-upper)
- Right-of-way easement on the lot reduces privacy on part of the property
- 0 bathrooms, no energy class listed
- Structural cracks visible on the main building facades
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 55/100Faenza sits on the Romagna plain at the foot of the first Apennine hills. The Lamone river crosses the town. Brisighella and the gypsum hills of the Vena del Gesso Romagnola Regional Park are within this radius. Faenza itself is a substantial town with rail links, services and a historic centre, and it is known nationally for ceramics and maiolica.