Casa in pietra a vista con giardino
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
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €371/m², the €69,000 asking price is below the local €406/m² benchmark, but allowing roughly €200/m² for a habitable 1940 home brings the effective cost to about €571/m². The remote hamlet setting and renovation needed to make the stone annex a second dwelling temper the value.
More on the house and the area
A substantial, genuinely livable stone townhouse with a warm fireplace room, wood ceilings, balconies, private garden and an impressive rolling-hills view. The additional stone annexes offer strong potential but are currently more storage/project space than finished living areas. At €69,000 for 186 sqm plus roughly 460 sqm of garden, it has real bargain appeal.
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.
- The main house is habitable but interiors and bathrooms are dated.
- The stone outbuilding and covered outdoor structures need substantial renovation.
- Energy class G suggests potentially high heating costs.
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.