Appartamento con Terrazzo panoramico, Garage e Cantina
A pochi passi dal centro di Loiano, Proponiamo in vendita un accogliente appartamento di 80 mq situato al secondo ed ultimo piano di una tranquilla palazzina di sole 6 unità abitative. L'immobile si apre su una luminosa zona giorno con un'ampia sala che offre accesso diretto al terrazzo panoramico di 12 mq, perfetto…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €95,000 (€1,022/m²), the habitable-home effective cost is about €1,222/m² after modest €200/m² allowances, versus a €243/m² local baseline. The listing appears livable and well documented, but the description says 80 m² while the facts state 93 m², and energy data is missing; the garage and terrace do not justify this extreme premium.
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€6,000 – €11,000
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.
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 66/100The area is in the Tuscan-Emilian Apennines, with wooded ridges and farmed valleys around the Savena valley. The regional park of Monte Sole lies within about 15 km to the north-east, with protected hills, woods and wartime memorial sites. Loiano is on the road between Bologna and the upper Apennines; Bologna is the nearest large city and provides the full range of services, university, rail hub and airport, but it is outside the immediate landscape. The area is known locally for chestnut woods, hiking and the small mountain villages of the Bolognese Apennines.