Rustico in Vezzano sul Crostolo
Vezzano sul Crostolo: Nella località di Sedrio proponiamo in vendita un ampio edificio ex fienile e stalla, di categoria C2, da ristrutturare, perfetto per chi cerca una soluzione abitativa unica e personalizzabile. L'immobile, di 166 mq, si sviluppa su due livelli e offre ampi spazi da adattare alle proprie esigenze.…
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
The listing is an ex hayloft/stable in category C2 with porticos and storage rooms, so it is not currently a legal dwelling; that is a veto red flag for a foreign buyer seeking a livable house. Even ignoring the legal issue, at €45,000 plus heavy restoration on 166 sqm (~€1,100/sqm), the effective cost is about €1,371/sqm versus a €290/sqm baseline.
More on the house and the area
There is some rustic appeal in the stone farmhouse complex and the rolling Emilia-Romagna fields around it. But the photos show an ex barn/stable and outbuildings used as farm storage, not a livable house, so this is firmly a conversion project rather than a move-in dream home. At €45k for 166 sqm it has bargain potential, but the current wow is capped by condition and habitability.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€66,000 – €97,000
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.
- Not currently a home: ex barn/stable (C2) with no shown kitchen or bathroom.
- Full renovation and likely change-of-use checks will be needed.
- Some structures look agricultural/basic rather than finished residential space.
- Set close to a road and neighboring buildings, so privacy is limited.
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 58/100The cluster lies in the first Reggiano Apennine hills, with wooded ridges and small cultivated valleys around the Crostolo valley. The Crostolo runs through the area. The nearest larger town is Reggio Emilia, which provides the main rail links, services and historic centre. Within this part of the province the landscape is known for mixed hill farming, woodland and the transition from the Po plain to the Apennine foothills.