Casa semindipendente allo stato grezzo a Mirandola fraz. San Martino Spino
San Martino Spino, frazione di Mirandola – In zona tranquilla e riservata proponiamo in vendita una casa semindipendente completamente ricostruita nel 2021 e venduta allo stato grezzo, offrendo la possibilità di completare le finiture e personalizzare gli ambienti secondo i propri gusti. L'abitazione si sviluppa su tre…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Although tagged as renovated, the text says the house is sold allo stato grezzo, so it still needs substantial finishing; I estimate about €450/m2, bringing the effective cost to roughly €905/m2 ((€55,000 + €54,450) / 121 m2). That is well above the local baseline of €467/m2, but the 2021 reconstruction, thermal coat, new windows, garage/cellars and large courtyard plus included agricultural land support a still decent overall value.
More on the house and the area
The bright rebuilt farmhouse and outbuilding look cheerful and clean, and the large private plot plus adjoining farmland give it real space for country living. But inside it is still a raw shell with bare brick, concrete floors and unfinished stairs, so this is a substantial completion project rather than a home you could move into. At €55k for 121 sqm plus land, the value is striking, but the wow is limited by livability.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€14,000 – €24,000
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.
- Sold in shell condition (al grezzo): no finished interiors yet
- Needs full fit-out for kitchen, bathroom, floors and internal finishes
- Flat rural setting is quiet but not especially scenic
- Canal/roadside position may be less romantic than the facade suggests
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 37/100The area is the lower Po plain around the Po and Panaro rivers, with embanked farmland, drainage canals and scattered villages. Ferrara is the nearest major city, with a large Renaissance historic centre and UNESCO status tied to the city and the Po Delta. The area is known for irrigated agriculture on the plain.