Rustico/casale in Via Sassomassiccio 3
SASSOGUIDANO, VIA SASSOMASSICCIO 3 - Immerso nel verde e nella massima tranquillità della splendida riserva naturale, ma a soli 10-12 minuti d'auto dal centro di Pavullo nel Frignano, proponiamo in vendita ampio rustico indipendente in sasso, disposto su due livelli e interamente da ristrutturare e personalizzare…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Windows
See what needs doing and what each job costs
At €68,000 plus an estimated €140,800 renovation for 128 m², the effective cost is about €1,631/m², far above the local reference of €315/m². The stone farmhouse has attractive natural surroundings and substantial walls, but it is entirely to be renovated and sits 10–12 minutes from Pavullo, limiting its value as a ready home.
More on the house and the area
The original stone farmhouse has strong rustic character, a handsome roofline, and a leafy private setting in the reserve. However, boarded or missing windows and the explicit “entirely to renovate” description make this a substantial project rather than a ready-to-live-in home.
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€51,000 – €75,000
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.
- Entirely to renovate; the photos show an unfinished, currently uninhabitable shell.
- No usable interior, kitchen, or bathroom condition is demonstrated despite the stated bathroom count.
- Utilities, access, structural compliance, and renovation costs need verification.
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 72/100The cluster is in the northern Apennines, in the Frignano area of the Modenese Apennines. The Panaro valley and its wooded side valleys shape the immediate landscape, with mixed forest, pasture and small cultivated clearings around the settlements. The Parco Regionale del Frignano lies within the local mountain area, including the higher ridge country toward Monte Cimone. The nearest ski lifts are around Monte Cimone, roughly 20–30 minutes by road depending on the access point. Pavullo itself is the nearest town of size, with everyday services, shops and schools; farther north, Modena is the main city for higher-order services. The area is known for Apennine mountain scenery, chestnut country and access to the Monte Cimone massif.