Ex stalla e fienile da Ristrutturare
Nella Campagna di Felina, a 3 km dal centro della frazione più importante del Comune di Castelnovo ne' Monti, rustico in pietra di 120 mq una volta destinato a stalla e fienile. Posto nei pressi della strada comunale ed affacciato sulla campagna con bellissima visuale sugli appennini il fabbricato è realizzato su due…
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
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The text says this 120 sqm stone rustic was formerly a stable and hayloft ('stalla e fienile') and only mentions possibility of renovation, so legal residential status is uncertain and this is a major veto risk. At €55,000 plus roughly €132,000 restoration (~€1,558/sqm effective) it is far above the very low €290/sqm baseline, and it has been on the market for 493 days.
More on the house and the area
The stone farmhouse has authentic rustic character, a pretty hillside setting and open Apennine views, with a useful private garden. But the photos show a barn/stable shell with raw interiors, basic structure and no real domestic finish, so this is a conversion project rather than a home you could live in now.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€48,000 – €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.
- Currently a former barn/stable rather than a finished home
- Interiors are raw agricultural spaces with no habitable rooms shown
- Full renovation needed to create real living accommodation
- Close to the municipal road, though the garden appears more private
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 73/100The northern Apennines are the immediate landscape here, with Monte Cusna and the Pietra di Bismantova within the local area. The Secchia valley is nearby, and much of this part of the province falls into the Appennino Tosco-Emiliano National Park or its buffer area. The Cerreto Laghi ski lifts are the nearest substantial skiing, roughly an hour away by road. Castelnovo ne' Monti itself is the main service town of this part of the Reggio Apennines, with shops, schools and hospital services. The area is known for Apennine pasture, Parmigiano Reggiano production and mountain walking.