Rustico in Bolano
Ceparana - Proponiamo in vendita in caratteristico contesto di borgo, fabbricato attualmente accatastato e destinato ad uso opificio, completamente da ristrutturare e con possibilità di valutare la trasformazione ad uso abitativo, previo ottenimento delle necessarie autorizzazioni e verifiche urbanistiche. La proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €60,000, the estimated full renovation brings the effective cost to about €1,600/m², versus €500/m² for comparable local stock. The building is currently an opificio rather than a dwelling, and conversion depends on urban-planning checks and approvals that the listing does not confirm.
More on the house and the area
The real building has appealing rustic stone character and sits in a photogenic Ligurian borgo, including a charming arched passage nearby. However, the beautiful furnished home shown in the renders does not exist yet: the actual property is a bare, deteriorated shell requiring a full renovation and potentially a change of use.}ૂલ=0flen? Nope. Need valid JSON no markdown likely response format. Ensure exact schema enum.
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€48,000 – €70,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The attractive interiors and finished exterior are photorealistic renders, not the current condition.
- The actual property is a derelict, fully unfinished shell requiring complete renovation.
- It is currently registered for industrial use (opificio), so residential conversion requires authorizations and urban-planning checks.
- No livable kitchen, bathroom, or finished interior is shown in the real property photos.
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 73/100The area sits in the lower Magra valley between the Ligurian Apennine foothills and the Gulf of La Spezia. The Magra river is the main watercourse nearby, and the Ligurian coast is a few kilometres away at La Spezia and Lerici. The Montemarcello-Magra-Vara Regional Park extends across the mouth of the Magra and the Vara and Magra valley landscape is part of daily surroundings here. La Spezia is the nearest town of size, with a port, rail links and full services. Lerici and Tellaro on the gulf are close coastal centres, and Portovenere and the Cinque Terre are reachable farther south-west but outside the immediate 15 km landscape. The area is known for the river plain, olive-covered slopes and the transition between inland Lunigiana and the Gulf of La Spezia.