Rustico in vendita a Rottofreno, Santimento
ROTTOFRENO località Santimento: Rustico caratteristico su due livelli completamente da ristrutturare costruito nel 1950, con una superficie totale di 135 mq di cui 125 mq calpestabili. L'immobile, si compone di 4 locali ben distribuiti, inclusi 3 camere da letto e un bagno. È la soluzione ideale per chi cerca…
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
This is explicitly 'completamente da ristrutturare', so I treated it as a full restoration at about €1,100/m². Effective cost is roughly €198,500 total, or €1,470/m² including works, versus a low-stock baseline of €290/m² for similar cheap farmhouses in Emilia Romagna, making it weak value despite the low asking price.
More on the house and the area
There is some real rustic charm here: old beams, terracotta floors, a farmhouse layout and a decent garden give it character. But this is firmly a renovation project rather than a ready home, with damp, tired surfaces and very basic facilities visible in the photos. It feels like a solid old house with potential, not an immediate dream-home lifestyle buy.
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€53,000 – €79,000
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.
- Completely to be renovated, as stated in the listing.
- Visible damp, peeling plaster and worn finishes throughout.
- Interiors are basic/partly improvised, with no real usable kitchen and likely outdated bathroom/services.
- Covered portico and outbuildings may need structural checks, especially roof timbers.
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 42/100This is the western Po plain south of Piacenza, with cultivated flatland and the first low hills of the Val Tidone and Val Trebbia a short distance to the south. The Trebbia runs nearby, and the Po is just to the north of the area. Piacenza is the nearest town of size, with full services, a historic centre and rail connections. The area is known for intensive agriculture and for being on the main corridor between Piacenza and the lower Tidone valley.