Rustico in Toano
Rustico da ristrutturare nel cuore dell'appenino reggiano. Il fabbricato si compone di due piani, storicamente usato parzialmente come abitazione e parzialmente come fienile. Murature portanti in pietra con grandi volte e copertura in legno. Ampio giardino di pertinenza, con possibilità di acquistare anche terreni…
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 €10,000 for 200 sqm, the asking price is just €50/sqm, but a realistic renovation budget is about €900/sqm because it is a rustic stone building to renovate and was historically partly a barn. Effective cost is therefore about €950/sqm, which is far above the local cheap-stock baseline of €290/sqm, but the very low entry price, private garden, and existing residential history keep it attractive as a serious restoration project.
More on the house and the area
This has authentic stone farmhouse character and a peaceful Apennine setting, with a big garden and possible extra land adding dream value. But at its core it looks like a serious renovation project rather than a usable house, with no confirmed bathroom or habitable interior. The beauty is real, yet livability is currently very low.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
- Full renovation project; not currently a livable home
- No bathrooms or kitchen shown/listed
- Partly former barn, so layout/services may need major work
- Visible structural/roof aging means condition likely costly
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 74/100The Tuscan-Emilian Apennines surround the area, and within 15 km are the higher ridges around Monte Cusna and the Secchia valley. Much of the territory falls in or against the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest skiing is at Febbio, on the slopes of Monte Cusna, a short drive from Villa Minozzo. Castelnovo ne’ Monti is the nearest town of size, with everyday services and the access point for the Pietra di Bismantova rock massif, which lies within roughly this radius. The area is known for mountain pasture, chestnut woods, and Parmigiano Reggiano from the Apennine zone.