San tome'_ casale da ristrutturare 5 letto, garage e servizi
SAN TOME' _ KLEO Immobiliare propone casale di fine '800 da ristrutturare su un lotto di 1326 mq, con 5 camere da letto e 250 mq di servizi. L'immobile si sviluppa su 2 livelli e 2 corpi principali : Accedendo all'abitazione troviamo la cucina di circa 15 mq con camino adiacente alla sala da pranzo di egual…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Estimated renovation ≈ €700/m² (utilities and systems missing) gives an effective price ≈ €324,000 or ≈ €1,013/m² vs local median €465/m², so the total cost is well above baseline despite the €100k asking price.
More on the house and the area
Attractive late‑19th‑century casale with intact roof, original brickwork, high beamed spaces and a large barn on 1,326 sqm of open land — very photogenic exterior and strong rustic character. The main house is solid but requires substantial renovation (soffits/flooring, services and sewage) so it’s a doable countryside home project with good value near Forlì.
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€63,000 – €112,000
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.
- Needs substantial interior renovation (cracked ceilings, some floors and plaster damaged).
- Utilities/fognature not fully connected — water/gas hookups nearby but installation required.
- Barn/fienile and outbuildings need significant repair or partial rebuilding.
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 in the built-up area of Forlì, so the immediate setting is an urban plain in the Romagna part of the Po Valley. The Montone River runs through the city. The first Apennine foothills begin southwest of Forlì around Castrocaro Terme and Predappio, but they are outside the immediate urban surroundings. Forlì is a provincial city with a full set of services, rail connections, and a substantial historic centre with Piazza Aurelio Saffi, San Mercuriale and the Musei di San Domenico.