Soluzione semi-indipendente con cortile e garage
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?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
I estimate full renovation at €700/m² = €70k, so effective price is €149k (€1,490/m²) versus the regional baseline of €465/m² — far above comparable stock. The listing has 41 photos and only 4 days on market, so documentation and interest are fine, but the high renovation burden makes this overpriced.
More on the house and the area
Attractive small townhouse with original exposed beams and a brick fireplace that give real character, plus a paved private courtyard and garage. The structure is intact and clearly habitable but needs renovation and cosmetic fixing (damp/peeling plaster, external laundry). A charming, realistic buy-for-living with work to make it truly special.
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€20,000 – €35,000
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.
- Needs renovation and cosmetic work (visible plaster/damp marks)
- External bathroom/laundry and some finishings to update
- Small private courtyard only, limited outdoor space
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.