Rustico/casale
Ampio rustico semindipendente a pochi km da Bardi, in piccolo borgo antico immerso nella Val Noveglia e con vista panoramica. Interamente costruita in sasso locale, ha una superficie abitativa di c. a. 153 mq. al piano terra oltre a tre cantine con pozzo antico e legnaia al piano seminterrato. Di pertinenza un piccolo giardino e una zona parcheggio privati. ...
What it really costs
See what needs doing and what each job costs
At €42,000 for 153 sqm, the asking price is only €275/sqm, but with a likely renovation budget around €700/sqm for a stone rustic farmhouse in a borgo, the effective cost is about €975/sqm. The local baseline is weak (only 5 comps), so this looks plausible rather than exceptional; panoramic setting and village context help, but the description does not clearly confirm habitable condition.
More on the house and the area
This has real rustic appeal: a stone farmhouse in a tiny old hamlet with green mountain views, local-stone character and a bit of private garden/parking. Crucially, it is not a shell—the house has floors, rooms, kitchen, beds and a bathroom-level of basic livability—but it looks tired and dated, with cracks and neglected areas, so expect proper renovation rather than a simple cosmetic refresh.
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€30,000 – €54,000
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.
- Needs meaningful interior updating and likely systems modernization
- Visible cracking and worn finishes suggest structural/maintenance checks are needed
- Outdoor areas are overgrown and some exterior timber elements look deteriorated
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 72/100The cluster is in the Apennines, in the upper Ceno valley. The Ceno river runs through Bardi, and the area is a mix of wooded slopes, pasture and small fields. Bardi has a large castle above the town, Castello di Bardi, which is the main landmark of the valley. The nearest larger centre is Borgo Val di Taro, which has rail services and the main everyday services for this part of the mountain area. The area is known for mountain valleys, woodland and porcini mushrooms in the Parma Apennines.