Fabbricato di 400 mq attivita' commerciale e abitazione
Superficie totale : circa 400 mq Posizione: Strategica, a pochissimi passi dal mare e con forte passaggio pedonale e veicolare, perfetta sia per la stagione turistica sia per la clientela locale residente. Piano Terra: Locale Commerciale (circa 270 mq) Destinazione d’uso: Commerciale Caratteristiche; Ampio spazio open…
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 not a normal 390 sqm townhouse: the description says about 270 sqm are commercial premises and only about 130 sqm are residential, so it is a mixed-use investment property rather than a straightforward home. With the residential part completely to restore, renovation is roughly €1,100/m²; the very low €87/m² ask is not directly comparable to the residential baseline of €468/m² because most of the area is non-residential.
More on the house and the area
At €34k for 390 sqm, the price-per-metre is striking, and the small garden/courtyard with mature trees adds some appeal. But this is more a mixed-use project than a dream home: the building looks tired, the commercial interiors are functional rather than beautiful, and the residential part is described as fully needing renovation. It feels usable as premises, but not yet as an attractive live-in Italian 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€154,000 – €228,000
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.
- First-floor apartment is completely to be renovated.
- Ground floor is commercial space, not a ready home interior.
- Exterior is dated and worn despite being structurally intact.
- Street-facing location may mean traffic and limited privacy.
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 area lies in the eastern Ferrara plain at the edge of the Po Delta, with canals, reclaimed farmland and low wetlands. The Po di Volano and branches of the Po Delta are within the area, and the Adriatic shore around Pomposa and the Lidi di Comacchio is nearby. The Parco regionale del Delta del Po is the main landscape feature here. Comacchio is the nearest substantial town, with a historic centre built on canals. Pomposa Abbey is nearby and is one of the best-known monuments in this part of the delta. The area is known for eel fishing, lagoons and reclaimed land.