Rustico/casale in Via Provinciale Faentina
MODIGLIANA - Alle porte di Modigliana sulla comoda direttrice di collegamento a Faenza, siamo a proporvi un complesso immobiliare composto da un tipologico rustico in sasso disposto su due livelli fuori terra con in abbinamento in corpo separato un fienile ed un deposito. Completa la proprietà un terreno agricolo di circa 11 ettari in parte a seminativo ed in parte...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is primarily a rural complex with barn/deposit and about 11 hectares of agricultural land; with only 1 bath over 10 rooms and no habitable condition stated, this is not a clear livable house purchase. The the listing sqm figure (100,000) is plainly inconsistent with the description and makes the computed €/m² unusable, so this should be treated as an agricultural/rural asset rather than a normal dwelling deal.
More on the house and the area
This has real romantic farmhouse appeal: a substantial stone house, separate barn, and a huge sweep of land in rolling countryside. The exterior looks structurally standing and roofed rather than a total ruin, but it clearly appears tired and likely needs serious work before becoming an easy live-in home. The wow comes from the setting, scale and character more than from ready-to-use condition.
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€39,600,000 – €58,500,000
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.
- No interior photos, so actual habitability is unproven.
- Main stone farmhouse looks aged and likely needs significant renovation.
- Some outbuildings appear very basic or semi-derelict.
- Large agricultural land may mean higher maintenance and practical management.
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 67/100The area is in the Apennine foothills between Romagna and Tuscany, with wooded ridges, cultivated valleys and badlands in parts of the Tramazzo valley. The Tramazzo river runs through Modigliana. The Foreste Casentinesi, Monte Falterona e Campigna National Park begins within roughly 15 km to the southwest, around the Campigna side of the Apennines. The nearest substantial town is Faenza, which provides rail connections, hospitals and the main range of services. Brisighella, a few kilometres away, is listed among I Borghi più belli d’Italia and is known for its medieval hilltop setting and olive oil. This part of the Romagna Apennine margin is known for vineyards, olive groves and Sangiovese wine.