Rustico in Toano
Podere di mq. 42.022 (oltre 14 biolche) tra boschi e terreno seminativo, situato a 500 metri dal centro di Toano capoluogo, in posizione isolata e tranquilla, comprende un fabbricato ad uso ex stalla-fienile trasformabile in abitazione (possibilità di ottenere fino a 150 mq. di Superficie Utile) ed un ricovero attrezzi…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Land, with no house on it
- On the market for a long time
See what needs doing and what each job costs
The 42,022 sqm figure refers to the landholding (podere), while the description says the building is an ex stable-hayloft only transformable into a home with up to 150 sqm usable area, so this is not a normal existing dwelling and is effectively a land-plus-outbuilding listing. It has also been on the market for 1,843 days, which is a major negative signal; the quoted €95,000 cannot be compared meaningfully to the 290 €/m² farmhouse baseline because the advertised sqm is land, not house area.
More on the house and the area
The setting is undeniably dreamy: a secluded Apennine hillside with broad valley views, grassland and woods, and a very photogenic stone barn with arched openings. But this is still a conversion project rather than a usable home, with raw former-stable interiors and no residential fit-out shown. The beauty is strong enough to make it appealing, yet condition keeps it just under the true dream-home tier.
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€16,641,000 – €24,583,000
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.
- Not currently a livable house: ex stable/barn to be converted into residential use.
- No bathroom or kitchen shown; interior appears raw agricultural space.
- Renovation scope looks substantial despite a standing structure and roof.
- Isolated hillside setting may mean access/utilities checks are important.
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 70/100The cluster is in the northern Apennines, in the Reggiano mountain belt on the edge of the Secchia valley. The Secchia river system shapes the area, with wooded slopes, pasture and scattered ridges around the villages. This is within the Tuscan-Emilian Apennines landscape, and the Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby along the main ridge to the south-west. The nearest ski area is Cerreto Laghi, roughly an hour’s drive depending on the exact hamlet and road conditions. Castelnovo ne’ Monti is the nearest larger hill town and provides most everyday services; the broader mountain area is known for Parmigiano Reggiano production and chestnut country. Bismantova, the isolated sandstone massif above Castelnovo ne’ Monti, is the main named landscape feature in the wider local area.