Casa indipendente in Via Comunale Per Casoni 11
Vendesi a s. Andreapelago a due km dal centro di pievepelago casa colonica con area cortiliva esterna, garage e tavernetta da ristrutturare completamente composta da zona soggiorno, cucina, un bagnetto di servizio, tre camere e bagno principale. ape g.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
Although priced at €48,000 (€320/m²), the house requires complete renovation, estimated at about €165,000, bringing the effective cost to roughly €1,420/m² versus a €420/m² local benchmark. The listing describes several rooms, but the recorded room and bathroom counts are all zero, creating a data inconsistency.
More on the house and the area
This is a characterful old country house with distinctive green façades, stone corner detailing, timber ceilings, a traditional fireplace, and a sizeable garden. The house appears roofed and furnished rather than a bare shell, but the listing calls for complete renovation and the interiors are distinctly dated, so it is a rustic project rather than a ready dream 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€59,000 – €88,000
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 listing describes the property and tavernetta as needing complete renovation, despite the furnished interiors.
- Garden and exterior areas are visibly overgrown and may require substantial clearing and maintenance.
- The bathroom and kitchen are functional-looking but dated, and overall systems are not documented.
- No attractive landscape view is shown.
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 74/100The Tuscan-Emilian Apennines surround the area, with Monte Cimone and the Frignano highlands within the local landscape. The Parco del Frignano is in this area. The nearest ski lifts are at Passo del Lupo on Monte Cimone, roughly a 20-minute drive, with other lifts around Abetone within about half an hour depending on road conditions. The nearest larger centres are Pavullo nel Frignano and Castelnuovo di Garfagnana for everyday services, while Modena is much farther away. This part of the Apennines is known for mountain forests, pasture, hiking, winter sports and chestnut country.