Casa indipendente in Monteorsaro
Due unità immobiliari a Monteorsaro, tra i più alti borghi dell'appennino, famoso come campo base per chi voglia facilmente raggiungere la vetta del Monte Cusna, ritrovo di escursionisti CAI ma anche semplici amatori di camminate ed escursioni in Mountain Bike. Da qui infatti partono tutti i sentieri che portano ai Prati di Sara, la cima del Monte Cisa o del...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €800/m², the €88,000 asking price is about 90% above the local €420/m² benchmark before renovation. The mountain setting and hiking appeal add some value, but the listing does not say whether either unit is habitable or needs work, creating meaningful budget uncertainty.
More on the house and the area
This is a real, roofed and apparently livable 110 sqm country house, with a fitted kitchen, tiled floors, heating radiators, two balconies, and four bedrooms. Its ordinary exterior and dated interiors are transformed by exceptional panoramic views across the wooded Apennines and Monte Cusna area. At €88,000, the combination of usable space and dramatic mountain setting is compelling, though it is more charming retreat than polished dream home.
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€7,000 – €12,000
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 house looks usable but dated, with likely cosmetic upgrades needed.
- No clear evidence of the bathrooms, heating performance, utilities, or energy efficiency.
- Mountain-village access and winter conditions may be practical considerations.
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 78/100The Tuscan-Emilian Apennines are the immediate landscape here. The Secchia valley runs through this part of the province, and the ridge around Monte Cusna lies within the area; much of the surroundings falls in the Parco nazionale dell'Appennino Tosco-Emiliano. The nearest ski area is Febbio on the slopes of Cusna, a short drive from Villa Minozzo. Castelnovo ne' Monti is the nearest larger town with everyday services, and the Pietra di Bismantova is nearby in the same mountain district. This area is known for Apennine pasture, chestnut woods and mountain villages.