Rustico/casale in Località Tollarolo
Rustico indipendente con Giardino Privato e Terreno Boschivo Fascinoso Rustico in Sasso con Vista sulla Val Noveglia – Il tuo rifugio nell'Appennino Parmense Immerse nella quiete incontaminata dell'alta Val Ceno, a breve distanza dal confine con la Toscana, proponiamo in vendita caratteristico rustico indipendente in sasso di 106 mq, disposto su due livelli e abbracciato da un giardino...
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 €538/m², the property is already about 71% above the local benchmark of €315/m²; with an estimated €700/m² renovation, the effective cost rises to roughly €1,238/m². The listing does not state the condition, systems, or renovation needs, and the remote inland location offers little evidence of a compensating premium.
More on the house and the area
A solid, usable farmhouse with a sweeping Apennine mountain panorama, large private garden, mature trees, and generous tiled terraces. The house appears roofed, furnished, and livable rather than a renovation shell, though the interiors are modest and old-fashioned. Its combination of dramatic setting, outdoor space, and realistic move-in potential makes it a strong dream-home candidate.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€21,000 – €37,000
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.
- Interiors are functional but quite dated and would benefit from cosmetic modernization.
- Only one bathroom is listed for a 106 sqm, three-bedroom home.
- The sloping garden and rural setting may mean ongoing maintenance and car dependence.
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 Ceno valley in the Ligurian Apennines, with wooded ridges and folded mountain terrain immediately around Bardi. The Ceno river runs through the area. Parco Regionale delle Valli del Cedra e del Parma lies to the east within the wider Apennine zone, but the local setting is primarily the Ceno valley rather than a park landscape. The nearest ski area is the small Prato Spilla area in the Parma Apennines, roughly around 1 hour to 1 hour 15 minutes by road depending on the exact hamlet. Bardi itself is a small hill town with services for daily life and is known for the Castello di Bardi on its rocky spur above the valley. The area is known for Apennine woodland, chestnut country and the road network that climbs toward the passes linking Emilia and Liguria.