Casa indipendente in Vendita in Via Pusignolo a Toano
Antico fabbricato in pietra con terreno di pertinenza, in localita Cavola comune di Toano.Composto da casa colonica con abitazione e stalla fienile in aderenza, interamente in pietra si sviluppa per una superficie complessiva di circa 450 mq e dispone di 10000 mq di terreno esclusivo.In buone condizioni strutturali,…
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 €80,000 for 450 sqm, the asking price is just €178/sqm, but with a realistic renovation allowance of about €850/sqm for the dwelling to be redone and mixed house/stable-barn conversion, the effective cost is about €1,028/sqm. That is well above the low stock baseline of €408/sqm in Emilia Romagna, so despite the large size, land and panoramic position, it looks only fair rather than cheap.
More on the house and the area
This has genuine dreamer appeal: a large old stone farmhouse with panoramic hillside views and a full hectare of land. The setting and scale are attractive, and the structure appears broadly solid with newer roofing on the stable/barn, but the living areas are tired and need substantial renovation before it feels like a comfortable home. At this price for 450 sqm, the value helps the 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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €850/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€89,000 – €158,000
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.
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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.
- Main house needs real renovation and updating
- Interiors look dated and worn rather than move-in ready
- Only one bathroom shown/listed for a very large property
- Part of the complex is former stable/barn space to convert
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 northern Apennines surround Carpineti, with wooded ridges and pasture on the Reggio Emilia side of the range. The Secchia valley is nearby, and this area sits in the hill country between the plain and the Tuscan-Emilian crest. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the south within this part of the province. Carpineti is associated with the Matildic hill country, and Canossa with its castle site is in the same upland zone. The nearest larger town with a fuller range of services is Reggio Emilia on the plain.