Porzione di rustico medievale in casa storica
FRAZIONE DI BERGOGNO (CASINA): Nel cuore del Borgo di Bergogno, nel fabbricato nominato "Casa torre", di epoca medievale, proponiamo questa suggestiva porzione in sasso da ristrutturare. La casa è disposta su quattro livelli e come pertinenza ha un fabbricato attualmente accatastato a deposito di ulteriori 80 mq.…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
At €40,000 for 90 sqm, the ask is €444/sqm; with a realistic renovation budget of about €900/sqm for a medieval stone house to renovate, effective cost is roughly €1,344/sqm, far above the low-stock baseline of €338/sqm. The roof was redone, which helps, but it has been on the market 492 days, so this is a weak deal at the current price.
More on the house and the area
This has real storybook appeal: a medieval stone "tower house" in a tiny borgo, with handsome stone facades and a bit of private outdoor space/land. But it is clearly a renovation project rather than a ready home; the redone roof helps a lot, yet with no interior shown and the listing stating da ristrutturare, the wow is capped by livability.
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€18,000 – €32,000
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.
- Needs full internal renovation
- Only exterior photos; interior livability is unproven
- Ancillary building appears to be storage/outbuilding, not ready living space
- Likely small village/roadside setting with limited privacy
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 68/100This is in the Reggio Emilia Apennines, with wooded hills and ridgelines of the northern Apennines around the upper valleys south of the Po plain. The Secchia valley is nearby to the east and the Enza valley lies to the west, shaping the local hill country. The Parco Nazionale dell’Appennino Tosco-Emiliano begins farther south on the higher crest, and the Pietra di Bismantova near Castelnovo ne’ Monti is the main named landscape feature in the area, a sandstone rock massif visible within the wider local zone. The nearest substantial town is Reggio Emilia, which provides the full range of services, rail links and city amenities. This part of the province is known for chestnut woods, mountain pasture and Parmigiano Reggiano production.