Terratetto unifamiliare in Castiglione dei Pepoli
Questa antica casa si trova nel borgo di Roda, sopra a Creda. E' un terratetto in pietra di dimensioni generose, con due cantine al piano terra e il caratteristico balchio che dalla corte esclusiva introduce all'abitazione, situata ai piani primo e secondo. Il primo piano ospita il salone, la cucina abitabile, due…
What it really costs
See what needs doing and what each job costs
At €75,000 for 217 sqm, the ask is €346/sqm; assuming broadly habitable condition from the full room layout and existing bathroom, the effective cost is about €546/sqm including ~€200/sqm light modernization. That is only modestly above the low-stock baseline of €467/sqm for Emilia-Romagna townhouses, so the value is decent rather than exceptional, helped by the large size, stone structure, and usable outdoor space.
More on the house and the area
This has real Apennine-borgo charm: a substantial old stone house with a handsome arched entry, mountain views, and a separate little piece of land under mature trees. Crucially, it is not a shell—the rooms are furnished, roofed and usable, with kitchens, fireplace and bathroom already in place—but it feels old-fashioned and would benefit from a meaningful refresh rather than just styling.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
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.
- Interiors are livable but dated and need modernization.
- Bathroom and some service areas look basic/old.
- Exterior needs cosmetic refresh.
- Garden/land is across the small road, not directly attached to the house.
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 68/100The cluster is in the Tuscan-Emilian Apennines, with wooded ridges and reservoir country around Castiglione dei Pepoli. Lago di Santa Maria and Lago del Brasimone are in this area, and much of the surrounding landscape is forest, pasture and small upland hamlets. The nearest larger town is Bologna on the plain to the north, while along the local valleys the area is centred on small mountain municipalities rather than a substantial urban centre. This part of the Apennines is known for chestnut country, hiking and the old routes that cross between Emilia and Tuscany.