Casa colonica in Palazzuolo sul Senio
vendo immerso nel verde sull appenino tosco romagnolo nel comune di Palazzuolo Sul Senio ex casa-colonica composta da 3 fabbricati di cui 2 completamente da ristrutturare e 1 ristrutturato al grezzo con circa 3 ettari di terreno (prato e bosco cedano) altitudine di circa 700 mt sul L.M detto immobile è fornito da…
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
At €40,000 for 200 sqm the ask is €200/sqm, but the description says 2 of 3 buildings are completely to renovate and only 1 is unfinished shell, implying roughly €180,000 extra works (~€900/sqm) and an effective cost near €1,100/sqm versus a €519/sqm baseline. It has utilities and urban cadastral status, but access is via a 1 km forest road at 700 m altitude, so this looks more like a remote restoration project than a bargain.
More on the house and the area
The stone farmhouse and wooded Apennine setting are undeniably atmospheric, with real rustic Tuscan character and plenty of land. But this is not a ready home: the listing says two buildings need full renovation and the third is only finished to rough shell stage, so livability is still limited. At this price it has dream-project appeal more than immediate live-in wow.
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€40,000 – €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.
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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.
- Two of the three buildings are completely to renovate
- The most presentable building is only renovated to shell stage
- Access is via about 1 km of forest road
- Very rural mountain setting may mean practical isolation
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 71/100The cluster is in the Tuscan-Romagnol Apennines. The Senio valley runs through the area, and the upper valleys around Palazzuolo are wooded and cut by ridges and passes. The Parco nazionale delle Foreste Casentinesi, Monte Falterona e Campigna lies nearby on the Tuscan-Romagnol watershed. The nearest ski area of note is Monte Fumaiolo, roughly an hour to a little more by road depending on the exact hamlet. Marradi is the nearest small centre with everyday services, and Faenza and Borgo San Lorenzo are the nearest larger towns for rail links and broader shopping. The area is known for chestnut woods, forested Apennine scenery and mountain roads between Tuscany and Romagna.