Casa indipendente
In vendita a Vernasca, nella tranquilla e suggestiva zona di Silvani di Borla, proponiamo un interessante terratetto. Questa proprietà si sviluppa su due livelli e offre ampi spazi, perfetti per chi cerca una soluzione versatile e funzionale. Al piano terra, troviamo un locale deposito di 60 mq, ideale per attività artigianali. Al primo piano, un ulteriore spazio di 60 mq....
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description says the ground floor is a 60 sqm 'locale deposito', so this is not clearly a full legal dwelling and may be partly storage/non-residential. Baseline is weak (391 €/m2), and despite the low ask of 317 €/m2, the legal-use risk dominates.
More on the house and the area
The brick-and-stone exterior is attractive and has a rustic country-house look, with some garden and greenery around it. But this reads much more like a solid shell or mixed-use building than a ready home: the upper floor is just 'space' in the description and no usable interiors are shown. At €38k it has project appeal, but not dream-home livability yet.
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€24,000 – €42,000
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.
- Appears unfinished or non-residential inside; no interior livability is shown
- Directly on a provincial road, so privacy/noise may be an issue
- Ground floor is described as storage/work space, not clear habitable area
- Likely needs significant fit-out and utility/legal checks before living in it
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 62/100The cluster is in the Val d'Arda hill country at the edge of the Piacenza Apennine foothills. The Arda valley is the main local landscape feature, with mixed farmland, wooded slopes and scattered hamlets. Within this area are the medieval villages and castles of Castell’Arquato and Vigoleno, with Vigoleno listed among I Borghi più belli d’Italia. The nearest substantial town is Fiorenzuola d’Arda, which has the main rail and service hub for this part of the valley; Piacenza is the larger city used for higher-level services. This part of the province is known for vineyards and for the sequence of fortified villages and castles in the Val d’Arda and nearby Val Stirone.