Sasso in Fontanelice
Fontanelice a pochi km dal paese Panoramicissima porzione cielo terra di rustico in sasso libero su 3 lati. L'immobile è da ristrutturare, il bagno possiede un accesso esterno alla casa, giardino e terreno di proprietà con ex vigneto di 4.600 mq. circa con poca pendenza e ulteriori aree incolte scoscese per totali 1,5 ha. Euro 45.000 Classe en. G non dotato di riscaldamento.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Heating
See what needs doing and what each job costs
At €45,000 (€283/m²), the house appears inexpensive, but substantial renovation, no heating and a bathroom accessed externally bring estimated all-in costs to about €188,100, or €1,183/m²—well above the €356/m² local comparison point. The 1.5 hectares, garden and panoramic setting add value, but the remote location and unusual bathroom arrangement make this a weak deal unless the land has significant independent value.
More on the house and the area
A characterful 18th-century stone country house with a genuinely spectacular panorama over the Emilia-Romagna hills, mature garden, old fireplace, and approximately 1.5 hectares of land. The roof appears intact and the house has a functioning-looking kitchen and bathroom, but it is clearly a rough, unheated renovation project rather than a move-in-ready home.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€31,000 – €56,000
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.
- The property clearly needs renovation, with cracked and weathered walls and neglected outdoor areas.
- There is no heating system, according to the description.
- The bathroom appears to be accessed externally, which may limit comfortable year-round living.
- The extensive land includes steep, uncultivated sections requiring maintenance.
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 area sits in the first Apennine hills above the Santerno valley. The Santerno river runs through Borgo Tossignano, and the landscape within reach is a mix of wooded slopes, gullies and cultivated valley sides. The Vena del Gesso Romagnola Regional Park is nearby, with the gypsum ridge between Borgo Tossignano, Casalfiumanese and Brisighella forming the main local landform. Imola is the nearest larger town, with rail services, hospitals and the full range of shops and services. Brisighella, a short distance away, is listed among I Borghi più belli d’Italia and is known for its medieval hill setting and gypsum outcrops. The area is known for the chalk and badlands landscapes of the Vena del Gesso and for hiking in the lower Apennines.