Levizzano di Baiso.Villa d'epoca.
Siete alla ricerca di un rifugio dove il tempo sembra essersi fermato, immerso nella pace dell'Appennino Tosco-Emiliano? A Levizzano di Baiso, proponiamo una proprietà unica nel suo genere, carica di fascino e memoria storica. Questa casa unifamiliare, celebre per essere stata il rifugio di un aviatore inglese durante…
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 €65,000 for 350 sqm, the asking price is just €186/sqm, but with a typical renovation cost of about €700/sqm the effective cost is ~€886/sqm, well above the low-stock baseline of €408/sqm for Emilia-Romagna villas. The huge size, panoramic mountain setting, garden and garage support value, but this is mainly a renovation project rather than a clear bargain.
More on the house and the area
This has real rustic presence: a large stone-and-brick country house with period character, mature trees and a romantic abandoned feel. But the photos show a shut-up, neglected property rather than a usable home, with overgrowth and clear renovation needs throughout. Dreamy bones, yes—move-in livability, no.
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€69,000 – €123,000
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 full renovation before comfortable living
- Overgrown grounds reduce immediate appeal and usability
- Views mentioned in the listing are not proven by these photos
- Likely hidden costs on systems, openings and outdoor structures
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 61/100This is hill country in the northern Apennines, with wooded ridges and mixed farmland around the Tresinaro valley. The Tuscan-Emilian Apennines rise to the south within this radius. Castellarano is the nearest larger town and has the usual services; Sassuolo and Scandiano are the main larger centres used for daily needs beyond that. The area is known for ceramic industry on the plain side around Sassuolo, while the hills around Baiso are a transition zone of woods, pasture and small hamlets.