Villa unifamiliare in Fanano
Bella villa unifamiliare alle porte di Fanano. Proprietà completamente recintata, provvista di accesso pedonale con videocitofono e cancello scorrevole automatizzato. La casa si sviluppa su 3 piani: al piano seminterrato troviamo un appartamento/tavernetta con sala, cucina e termocucina (per riscaldare i radiatori a…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €1,000 for 250 sqm, the ask is just €4/sqm versus a €395/sqm baseline, which is implausibly low for a 1995 'habitable' villa with 19 photos and extensive features. The description reads like a normal livable house, so the most likely issue is missing/incorrect price data; using habitable-condition costs still gives an unrealistically low effective €204/sqm.
More on the house and the area
This is a genuinely dreamable mountain villa: a handsome, well-kept house with big porches, a panoramic terrace and broad green grounds with fruit trees and open views. The exterior condition looks fully usable and lived-in, with substantial outbuildings and parking, so this reads as a real home rather than a project. The interior is not shown, so the wow comes mainly from the setting, land and strong curb appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€17,000 – €28,000
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.
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 76/100The cluster is in the Modenese Apennines under Monte Cimone, with forested ridges and mountain valleys within the immediate area. The Leo and Scoltenna river valleys shape this part of the Frignano. Much of the surrounding mountain area falls in the Parco regionale dell'Alto Appennino Modenese. The nearest ski lifts are at Cimoncino and Montecreto on the Monte Cimone ski area, a short drive from Fanano. The nearest larger town in the mountains is Pavullo nel Frignano, with everyday services; Modena is the main city on the plain beyond the pass roads. This area is known for summer hiking and winter skiing around Monte Cimone.