Rustico/casale
Lama Mocogno, immersa nel verde, vecchio mulino in sasso, completamente da ristrutturare, circondato da circa 45.000 mq di terreno e bosco. Classe Energetica: Esente.
What it really costs
See what needs doing and what each job costs
This is a 140 sqm stone former mill at €68,000 (€486/sqm) but it is explicitly 'completamente da ristrutturare', so I estimate about €1,100/sqm renovation, bringing the effective cost to roughly €1,586/sqm. The baseline is weak (Emilia-Romagna farmhouse median €286/sqm), so I rely mainly on absolute plausibility: the large 45,000 sqm plot adds value, but the full restoration and limited habitability data keep it only fair.
More on the house and the area
This is a romantic old stone mill in a very secluded green hillside setting, with lots of land and real rustic character. But it is clearly a full renovation project rather than a usable home today, so the wow comes from the atmosphere and setting more than immediate livability.
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€55,000 – €82,000
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.
- Completely to be renovated; not currently a ready-to-live home.
- Photos only show the exterior, so interior condition and layout are unknown.
- Overgrown setting and attached structures suggest substantial clearing and works.
- Rural hillside access may be less convenient in bad weather.
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 sits in the Modenese Apennines, with wooded ridges, pasture and small stream valleys on the upper Dragone basin. This is part of the Frignano area and close to the boundary of the Parco del Frignano, the main protected mountain area of the province. Monte Cimone, the highest peak in Emilia-Romagna, is within this mountain district, and the ski lifts around Sestola and Passo del Lupo are roughly 25–35 km away, usually about 40–50 minutes by road. Pavullo nel Frignano is the nearest larger town with everyday services, and Modena is the main city reached down the valley. The area is known for chestnut woods, mountain hamlets and the Apennine road network linking Modena and Tuscany.