Vendesi in borla deposito/ ex stalla con terreno. trasformabile in casa abitazione.
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…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- 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' and the upper 60 sqm is only stated as something that 'can be transformed' into living space, so this is not currently a legally established dwelling. At €38,000 for 120 sqm it looks cheap at €317/m² versus a €469/m² baseline, but the non-residential/storage setup is a veto red flag.
More on the house and the area
The exterior has rustic brick-and-stone charm and the 1,000 sqm plot adds pleasant country potential. But this is not shown as a ready house: it appears to be a solid shell with storage space below and upper space still to be converted into living accommodation. Dreamy enough as a project, not yet a beautiful usable home.
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€48,000 – €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.
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.
- Needs full conversion from deposito/unfinished space to actual home
- No bathroom or kitchen shown in the listing facts
- Sits directly on a provincial road
- Exterior looks solid and roofed, but interiors/livability are unproven
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.