Casa bifamiliare in Frazione Gabbione 11
ROMAGNESE - Se cerchi un rifugio autentico e immerso nella tranquillità dell'Oltrepò Pavese, questa proprietà nella caratteristica frazione di Gabbione a Romagnese racchiude il fascino della pietra e ampi spazi esterni personalizzabili. Utilizzata finora come prima casa, la struttura è ideale anche come seconda casa…
What it really costs
See what needs doing and what each job costs
At €69,000 for 186 sqm, the ask is just €371/sqm; assuming a habitable house at about €200/sqm renovation, the effective cost is about €571/sqm versus a low-stock baseline of €404/sqm. The description says it was used as a primary home and there are 23 photos, which supports livability, while garden/terrace and the authentic stone setting add some appeal.
More on the house and the area
This has real dream-home ingredients: a handsome stone exterior, hillside village setting, garden space, and an open valley view. Crucially, it is not a shell — there is a usable kitchen, bathrooms, bedrooms and stairs, so you could live in it while updating. The wow comes more from the exterior character and landscape than from the interiors, which are modest and old-fashioned.
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€12,000 – €21,000
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 habitable but dated and fairly simple.
- Rear/outbuilding area looks rough and may need structural or cosmetic work.
- Some outdoor spaces/terraces are basic rather than polished.
- Wiring/overhead cables and close village setting reduce the postcard effect slightly.
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 58/100This is hilly country in the upper Tidone valley, on the edge of the Ligurian Apennines. The Tidone runs through the area, and Lago di Trebecco lies nearby on the upper valley. The nearest larger town is Piacenza, with the full range of services and rail links. The area is known for vineyards and mixed farming on the Piacentine hills, with small stone villages and ridge roads typical of the border zone between Emilia and Lombardy.