Terratetto unifamiliare in Bedonia
Vendesi, all’interno di un piccolo borgo a 650 mt di altitudine a 3 km dal centro di Bedonia (PR) nell’incantevole appennino parmense, complesso composto da tre case indipendenti La casa principale è abitabile e si sviluppa su due piani ed è così composta: Superficie commerciale 184 mq e 160 mq calpestabili, 5…
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
Three independent buildings plus 15 hectares of mixed land for €85k = €531/m² on 160m² (main house alone), only slightly above the local median of €492/m². But the price actually covers three structures (~440m² commercial total) plus 2500m² surrounding land and 15ha of woods/fields, making the effective €/m² far below baseline — strong value. Main house is habitable (light, water, wood heating); the second is a shell with recent windows and roof redone early 2000s; the third is at grezzo (rough construction, 1990) with finished 60m² garage. Renovation is needed across the two secondary buildings, estimated ~€500/m² for varying levels of completion. Furniture included, no agencies. Panoramic, well-exposed hilltop location 3km from Bedonia, 20min from A15. Fresh listing (3 days). Main downside: energy class missing, remote small borgo at 650m altitude limits resale liquidity, and heating is only a wood stove. Overall a genuinely good deal for a buyer wanting land plus multiple structures.
More on the house and the area
Three-house complex in a small Apennine hamlet at 650m near Bedonia (PR). The real draw is the land: 2500 sqm around the buildings plus 15 hectares of mixed woodland, meadow and arable land, all for 85k with furniture included — a genuine bargain-effect and land/nature appeal. The buildings themselves are ordinary 1960s-1990s rural houses with plain rendered facades, dated shuttered exteriors and unremarkable interiors (basic beamed bedrooms, plastic-covered furniture, tiled stairs). Panoramic, sun-exposed position is a plus but no standout view shots. Condition is mixed: main house habitable, second adjacent house partial, third at rough-build stage. No stunning interior or exterior, no historic charm. Solid value proposition for a buyer wanting land, but visually unremarkable.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€18,000 – €31,000
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.
- Watermarked listing photos throughout
- Main house heated only by wood stove
- Two of three houses need significant work (one at grezzo/rough state)
- Interiors dated and in need of renovation
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 lies in the Ligurian Apennines, in the upper Val di Taro near the passes toward Liguria. The Taro river basin is the main landscape feature here, with wooded ridges, small side valleys and higher ground around Monte Pelpi. Part of this area falls within the Parco Regionale delle Valli del Cedra e del Parma only farther east, so the immediate surroundings are better identified with the Val di Taro and the Apennine pass country rather than a protected park. The nearest ski area is the small Prato Spilla area, roughly an hour or a little more by road depending on the exact hamlet. Bedonia itself is the local service centre, with shops and everyday services, and Borgo Val di Taro is the nearest larger town in the valley with a hospital, station and broader retail. The area is known for mushrooms and for the old route connections between the Po plain and the Ligurian coast.