Abitazione da ristrutturare in centro a Erbé
In pieno centro a Erbè, proponiamo in vendita un fabbricato attualmente classificato in categoria F/3, con interessanti possibilità di personalizzazione e sviluppo. L'immobile è già composto da un bagno recentemente ristrutturato, una camera matrimoniale e una zona cucina con soggiorno. Gli spazi consentono inoltre di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €556/m², the asking price is already above the Veneto townhouse baseline of €403/m²; allowing roughly €63,000 for renovation raises the effective cost to about €1,256/m². The F/3 classification indicates an unfinished construction unit, creating legal and completion uncertainty despite the described bathroom and rooms.
More on the house and the area
This is a genuine, usable small home with a functioning kitchen, bathroom, bedroom, traditional terracotta floors, shutters, and a large private garden courtyard. Its rustic covered spaces and exposed roof structure add character, but much of the property feels like unfinished ancillary space rather than a polished dream home. It is charming and potentially attractive for the price, but renovation and legal checks are central to the appeal.
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€18,000 – €32,000
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.
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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 is classified F/3 and will need clarification of its legal status and completion requirements.
- The covered courtyard and adjoining spaces are rough, utilitarian areas needing substantial renovation.
- Visible damp staining, worn finishes, and aging roof structures warrant a technical inspection.
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 38/100This is the southern Veronese plain, a flat agricultural area between the Tartaro-Tione system and the wider lowlands that run toward Mantova. Within roughly 15 km there are fields, drainage canals and small settlements rather than a distinct hill, lake or protected landscape. Nogara is the nearest town of some size, with everyday services and a railway station; Isola della Scala is also nearby and is known for Vialone Nano rice cultivation and the risotto fair. Verona lies farther north and matters for jobs and transport, but it is outside the immediate landscape radius.