Rustico in Frassinoro
vendesi rustico indipendente stalla e fienile su due livelli, situato in posizione tranquilla. l'immobile presenta le caratteristiche finiture originali ed è ideale per un progetto di ristrutturazione totale. completa la proprietà un terreno privato che circonda l'immobile.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €12,000 (€81/m²), the 148 m² stalla/fienile requires a total renovation, estimated around €1,100/m², bringing the effective cost near €1,181/m² versus a local reference of €290/m². The agricultural outbuildings and lack of stated living facilities make conversion feasibility and final costs important risks.
More on the house and the area
This is a very inexpensive independent rural building with a grassy private area and a roofed structure, offering genuine conversion potential. However, the photos show a deteriorated stable and hayloft with no habitable rooms, bathrooms, or kitchen, so it is a major renovation project rather than a home someone could realistically live in now.
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 – €87,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Total renovation required; currently an agricultural stable/barn rather than a usable home.
- No bathrooms, kitchen, bedrooms, or habitable interiors are shown.
- Interior ceilings, walls, floors, and utilities appear severely deteriorated; verify structural and planning status.
- The surrounding private land is visible, but no scenic view or distinctive historic detail is demonstrated.
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 68/100The cluster sits in the northern Apennines (Appennino Tosco‑Emiliano / Appennino modenese). The immediate surroundings are upland mountain terrain of the Frignano district with beech and chestnut woodland, mountain pastures and small tributary streams. The area lies inside the broader Secchia river basin (headwater tributaries of the Secchia run through the local valleys). The nearest ski lifts serving the northern Apennines are at the Monte Cimone / Sestola ski area (drive roughly 30–50 minutes depending on road and season). The nearest larger local town is Pavullo nel Frignano, which provides shops, municipal services and weekly markets for the upper Frignano area. There is no UNESCO site or national-park designation on the town itself; the location is part of the traditional upland farming and forestry landscape of the Tuscan‑Emilian Apennines.