Pavullo n/F, vicinanze S. Antonio, porzione di fabbricato.
Pavullo n/F, vicinanze S. Antonio, porzione di fabbricato da ristrutturare, composta da: soggiorno, cucina, 2 camere, bagno, piccolo fabbricato di servizio ad uso garage e deposito, oltre a giardino di proprietà esclusiva. Classe Energetica: G, Ipe: 831,98
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
At €48,000 for 135 sqm, the asking price is €356/sqm, below the local baseline of €472/sqm, but it is explicitly described as 'da ristrutturare', so I estimate about €700/sqm renovation, bringing the effective cost to roughly €1,056/sqm. That makes it only a fair deal for a renovation project; the garage/deposito is ancillary, while the main unit appears to be a dwelling.
More on the house and the area
This is a real house rather than a shell: it has usable rooms, a kitchen, bathroom and a separate outbuilding/garage, plus a leafy private garden. The strongest appeal is the low price and green, shaded setting, but there are no standout views or special historic features. It feels habitable with work, though clearly in need of renovation and modernization before becoming truly dream-worthy.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€27,000 – €48,000
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.
Show more
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 clear renovation and updating throughout
- Interiors look dated and somewhat improvised in layout
- Outdoor area is pleasant but scruffy and not especially scenic
- Only one bathroom and service spaces appear basic
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 northern Apennines, in the Frignano area of the Modenese Apennines. The Panaro valley and its wooded side valleys shape the immediate landscape, with mixed forest, pasture and small cultivated clearings around the settlements. The Parco Regionale del Frignano lies within the local mountain area, including the higher ridge country toward Monte Cimone. The nearest ski lifts are around Monte Cimone, roughly 20–30 minutes by road depending on the access point. Pavullo itself is the nearest town of size, with everyday services, shops and schools; farther north, Modena is the main city for higher-order services. The area is known for Apennine mountain scenery, chestnut country and access to the Monte Cimone massif.