Casa indipendente in Via Emilia Ovest
ROTTOFRENO – SOLUZIONE SEMI-INDIPENDENTE CON CORTILE E GARAGE A Rottofreno proponiamo in vendita una soluzione semi-indipendente disposta su due livelli abitativi, oltre a un locale soffitta, piccolo cortile interno esclusivo, bagno/lavanderia esterno e garage. Al piano terra troviamo l'ingresso direttamente nel…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €790/m², estimated effective cost is about €990/m² after modest habitable-home upkeep, versus a local comparison level of €405/m². The private courtyard, garage and two bathrooms add value, but the asking price is very high and the listing does not state the property's condition.
More on the house and the area
This is a genuine, usable village home rather than a ruin, with attractive exposed wooden ceilings, beams, a traditional fireplace, two bathrooms, a private courtyard and garage. Its character is appealing, but the interiors are plain and somewhat worn, with visible damp and cosmetic work needed, so it falls short of dream-home territory.
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€7,000 – €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.
- The house appears usable but dated, with visible damp/peeling plaster and general maintenance needed.
- The kitchen is not clearly shown, so its condition and equipment are uncertain.
- The small private courtyard is enclosed and functional rather than scenic; there is no notable external view.
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 42/100This is the western Po plain south of Piacenza, with cultivated flatland and the first low hills of the Val Tidone and Val Trebbia a short distance to the south. The Trebbia runs nearby, and the Po is just to the north of the area. Piacenza is the nearest town of size, with full services, a historic centre and rail connections. The area is known for intensive agriculture and for being on the main corridor between Piacenza and the lower Tidone valley.