Terracielo a montepiano sulla via della lana e della seta
TERRACIELO da RISTRUTTURARE a 2 Chilometri da MONTEPIANO ( Località STORAIA : piccolo borgo con SORGENTE) nel Comune di Vernio immerso nella NATURA nel BOSCO e nel SILENZIO. La casa è così composta : Piano TERRA: CUCINA ABITABILE SOGGIORNO E BAGNO ( PIANO AMEZZATO ). Piano PRIMO : CAMERA. Piano SECONDO: CAMERA. SOTTO…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
As listed €30,000 (~€303/m2) but estimated renovation ~€700/m2 yields an effective ≈€1,003/m2, well above the Tuscany baseline €659/m2, so it looks overpriced for the region. The listing has 54 photos, utilities reported active and only 10 days on market.
More on the house and the area
A very charming, characterful mountain terraced house with exposed brick fireplace, arched doorways and a sunny terrace overlooking the valley. The layout is usable and utilities appear active, but the interior is dated and the attic is unfinished — a lovely, affordable project for someone wanting a liveable traditional home after refurbishment.
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€19,000 – €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.
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.
- Property needs renovation and updating (kitchen, bathroom, finishes).
- Attic/soffitta is 'al grezzo' (unfinished) and would need work to be habitable.
- Some signs of age (cracks, dated fixtures) — check for any structural or roofing repairs.
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 71/100The cluster is in the Tuscan-Emilian Apennines. The area is cut by the upper valleys around the Setta and Brasimone and includes the Brasimone reservoir. Much of the surrounding upland falls in the Suviana e Brasimone Regional Park. The nearest ski area is Corno alle Scale, roughly an hour by road. Castiglione dei Pepoli is a small Apennine service town with basic shops, schools and rail access on the Bologna-Florence line at San Benedetto Val di Sambro nearby. The area is known for wooded ridges, chestnut country and reservoirs in the Bologna Apennines.