Ex trattoria con abitazione soprastante con alta visibilita'
Su strada di collegamento di 4 comuni adiacenti (Guastalla- Gualtieri-Cadelbosco di Sopra-Novellara) proponiamo in vendita un edificio in discreto stato manutentivo che è sempre stato utilizzato come trattoria al piano terreno con soprastante abitazione. All'interno dei locali al piano terreno l'immobile ospita tre…
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 €95,000 for 512 sqm, the ask is just €186/sqm, but with a needs-renovation estimate of about €700/sqm the effective cost is roughly €886/sqm, far above the local baseline of €248/sqm. The building has mixed commercial/residential use with some 1990s roof and structural updates, but it has been on the market 608 days, which is a clear negative signal.
More on the house and the area
This is a large former trattoria with an attached upstairs home, a covered veranda and a decent 1,000 sqm yard, so it is a real building rather than a ruin. But the setting is on a main road and the interiors look dark, tired and commercially worn, with bathrooms and kitchen needing major refreshment. It feels more like a practical conversion project than an immediately dreamy Italian home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€101,000 – €180,000
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.
- Busy roadside setting hurts atmosphere and outdoor enjoyment
- Interiors are very dated and grimy, needing significant refurbishment before comfortable living
- Upper floor layout/use may need conversion from former mixed commercial-residential setup
- Outbuilding also appears basic and in need of work
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 50/100The Po runs by Guastalla, with levees, side channels and floodplain farmland shaping the area. This is the Bassa Reggiana, a low alluvial plain of fields, drainage canals and scattered villages. Guastalla itself is the nearest town of size and has an arcaded historic centre and the Gonzaga ducal square. Reggio Emilia, with full city services and rail links, is the nearest larger city for daily needs. The area is known for Po Valley agriculture and for the Reggiano side of the Parmigiano Reggiano production zone.