Rustico/casale in Via degli Angeli 38
RAVENNA località SANTERNO: Rustico con ampi spazi accessori, ideale per chi è alla ricerca di una proprietà da personalizzare e valorizzare secondo le proprie esigenze. L'immobile si trova all'interno di un lotto di circa 360 mq e si sviluppa su due livelli. La parte principale è composta da un'unità ad uso civile abitazione di cinque vani, affiancata da un'ulteriore...
What it really costs
See what needs doing and what each job costs
At €76,000 for 201 sqm, the ask is just €378/sqm, but the description says 'rustico' and 'da personalizzare e valorizzare', so I estimate a renovation budget around €700/sqm, bringing the effective cost to about €1,078/sqm. The local baseline is weak, so this score relies more on absolute plausibility than comparison; the listing looks like a large house with accessory spaces, not an obvious bargain.
More on the house and the area
The brick farmhouse facade has honest rustic character, and the price for 201 sqm is eye-catching. But inside this is a heavy project: damp, damaged plaster, bare rooms and very dated/unfinished spaces mean it does not yet feel like a usable home. It has potential more than immediate dream-home appeal.
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€40,000 – €71,000
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.
- Full renovation needed before it is realistically habitable
- Visible damp, cracking and decayed finishes inside
- Interiors appear stripped/basic with no usable kitchen or bathroom shown
- Courtyard is small and enclosed rather than scenic
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 39/100This is the lower Romagna plain between Ravenna, Lugo and Faenza, with flat agricultural land, drainage canals and scattered villages. The Lamone river passes by Bagnacavallo, and the Po Delta regional park area begins farther east toward Ravenna and the coast, outside the immediate 15 km landscape. Lugo is the nearest town of size, with a full set of services and a historic center with arcades and a fortress. Ravenna is the main nearby city for daily life, with major services and UNESCO monuments, but those monuments do not define the immediate surroundings here. The area is known for intensive farming and fruit growing on the plain.