Castellana Di Gropparello Porzione di Casa da Ristrutturare
CASTELLANA DI GROPPARELLO - PORZIONE DI CASA SEMINDIPENDENTE DA RISTRUTTURARE CON AREA ESTERNA DI PROPRIETA' Località: Castellana - Comune di Gropparello (PC) Tipologia: Porzione di casa semindipendente terra-tetto Metratura: Circa 160 mq commerciali totali (su 2 livelli speculari) Box: Possibilità di ricavare un…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Kitchen
See what needs doing and what each job costs
Asking €35,000 but description says complete rebuild (roof, systems, windows) so I estimate €1,000/m² (≈€160,000 renovation), giving an effective price ≈€195,000 or ~€1,220/m² vs regional median €465/m² — well above market, so overpriced.
More on the house and the area
Attractive brick facade, exposed beams and a traditional fireplace give real character; the house is solid and roofed with intact floors but is sold as a complete renovation project. Great low‑price opportunity for someone wanting to restore a roomy, character home in the hills, but budget for full rewiring/plumbing, damp repairs and new bathrooms/kitchen.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- Completely needs renovation — systems, windows, finishes (ad listed: impianti, infissi, finiture, tetto).
- Signs of damp/patching on walls and vegetation intrusion in places (attic/upper windows).
- Bathrooms and fixtures are old and will need replacement.
- Small street‑facing garden/yard — not a private park; garage would require conversion of ground floor.
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 58/100The area lies in the first hills of the Piacentine Apennines, with wooded ridges and cultivated valleys around the Vezzeno stream. The nearest larger centre is Piacenza, which has the main rail services, a historic centre and city services. Gropparello is known for its medieval castle above the valley.