Terratetto plurifamiliare in Canossa
BORZANO DI CANOSSA. °NOVITA'° Nella piccola frazione di Borzano, in un borghetto di case immerso nelle colline verdi reggiane, proponiamo questa graziosa porzione di casa libera su due lati. COMPOSIZIONE: Piano Terra: ingresso diretto sul cucinotto con subito adiacente il soggiorno - sala da pranzo, cantina con…
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 €70,000 for 112 sqm, the ask is €625/sqm; with needed modernization and maintenance, I estimate about €350/sqm renovation, for an effective cost near €975/sqm. That is well above the local low-stock baseline of €472/sqm, though the property has some appeal from the hill hamlet setting and views; lack of private parking also limits value.
More on the house and the area
This is a real, usable house rather than a shell, with kitchen, bathrooms, finished floors and character upstairs from the exposed beams and the arched historic window detail. The setting sounds attractive and the detached green area has hill-and-castle views, but the photos show a fairly plain, dated interior with some cracking and maintenance needs. Charming and livable now, yet not a major dream-home wow.
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, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€13,000 – €22,000
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.
- Needs updating and maintenance throughout
- Some visible wall cracking/plaster wear
- No garage or private parking
- Small detached green area is not directly attached to the house
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 71/100The area lies in the first Emilian Apennine hills, with ridges, wooded slopes and small cultivated valleys. The Enza valley is nearby, and the Secchia valley is not far to the east. The landscape around Canossa is known for the Canossa hill and the ruins of Castello di Canossa, tied to the medieval episode of Henry IV and Matilda of Tuscany. Part of the area falls within the Parco Nazionale dell'Appennino Tosco-Emiliano. Reggio Emilia is the nearest city of size, with full services and rail links.