Località Magnani, Bardi
Immobiliare Bardi propone in esclusiva la vendita di una casa in sasso, libera su due lati e da ristrutturare, accompagnata da un’area esterna situata in adiacenza all’abitazione, in Località Magnani, nel Comune di Bardi. La località si trova a circa 550 metri di altitudine e dista soli 8 km dal centro di Bardi.…
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
Stone farmhouse, 126 sqm over three floors at 357 EUR/m2, ~22% above the local median of 292 EUR/m2 but still very cheap in absolute terms (45k EUR). Fresh listing (1 day), strong baseline, 21 photos. Habitable structure needing full renovation with authentic features (barrel vaults, cellar, wood oven). Needs renovation, so budget ~800 EUR/m2 for a solid restore. Missing building year and energy class. South-facing, 8km from town. Solid entry-level restore opportunity at a modest premium over median.
More on the house and the area
Stone farmhouse in a small Apennine hamlet in Val Ceno, priced at just €357/m² (€45k for 126m²). The strongest wow elements are authentic historic features: barrel-vaulted ceilings on the ground floor, a distinctive Y-shaped terrazzo staircase, and a remarkable preserved cellar with a large in-situ built wooden vat (tino) too big to have been brought through the doors. An old working wood-fired oven adds rural character. Panoramic hillside views over unspoiled forested valleys (photos 4, 5, 9) are genuinely pleasant. However, the property needs full renovation—interiors are tired (dated bathroom, basic kitchen), and it's part of a densely packed stone village row rather than a standalone showpiece. Exterior is solid vernacular stone but not stunning. A characterful, low-priced project property rather than a scroll-stopper.
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€25,000 – €44,000
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 full renovation
- No energy class or building year data
- Remote hamlet location (Località Magnani, 8km from Bardi)
- Single bathroom in dated condition
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 72/100The cluster is in the Val Ceno in the Ligurian Apennines, with wooded ridges and steep valley sides around Bardi. The Ceno river runs through the area. Parco Regionale dello Stirone e del Piacenziano lies nearby to the north-east, though the immediate landscape is mainly upland valley rather than protected parkland. Bardi itself is a small service centre with a substantial medieval castle above the river and an intact stone-built hill-town core. Borgo Val di Taro is the nearest larger town of the upper valleys, with rail links and everyday services. The area is known for chestnut woods, porcini mushrooms and Apennine walking country.