Rustico/casale in Via Fossetta
SAN FELICE SUL PANARO: In zona residenziale proponiamo ex officina inagibile causa sisma (provvista di scheda AEDES) con giardino. Per l'immobile è stato creato un progetto di costruzione di 2/3 appartamenti. Ad oggi, la soluzione è composta da un'officina meccanica posta interamente al piano terra di circa 126 mq totali. Oltre ad una tettoia di circa 26 mq....
What it really costs
See what needs doing and what each job costs
The €80,000 property is an earthquake-damaged, unusable former workshop with a proposed—but not completed—conversion into 2–3 apartments. At roughly €1,067/m² effective cost after €180,000 estimated reconstruction, it is far above the €300/m² Emilia-Romagna baseline and carries substantial permitting and rebuilding risk.
More on the house and the area
The property has a reasonably large garden and some attractive old brickwork, but the setting is ordinary residential rather than scenic. It is currently an earthquake-damaged, unusable former workshop, so this is a major redevelopment project rather than a home someone could realistically live in.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/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.
- Currently uninhabitable and earthquake-damaged, with an AEDES assessment.
- This is an ex-mechanical workshop, not a functioning home; no livable interiors, kitchen, or bathrooms are shown.
- Residential conversion and the proposed 2–3 apartment project will require substantial construction, approvals, and investment.
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 39/100Camposanto sits on the flat lower Po plain in the Secchia valley. The Secchia river runs nearby, with levees, reclaimed farmland and scattered villages shaping the local landscape. Mirandola is the nearest larger town, with everyday services, a historic centre and the Renaissance Castello dei Pico. Modena is the main city for higher-level services and rail connections. This part of the province is known for intensive agriculture and for the biomedical district around Mirandola.