Casa Indipendente in vendita a Pellegrino Parmense, Grotta
UNA CASA CON UNA STORIA DA RIVIVERE, TRA LE PRIME COLLINE DI SALSOMAGGIORE TERME Nel cuore delle prime colline di Salsomaggiore Terme, nel Comune di Pellegrino Parmense e precisamente nella località di Grotta, proponiamo in vendita un interessante edificio indipendente, storicamente conosciuto per aver ospitato…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Listing price €25,000 plus an estimated €700/m² renovation (320 m² → €224,000) gives an effective price ≈ €249,000 or ≈€778/m², well above the regional townhouse median of €465/m²; the 320 m² building, former trattoria layout and 7,200 m² of land give redevelopment potential but the high total cost keeps this in the fair range.
More on the house and the area
A solid, characterful former trattoria with a very photogenic exterior, large panoramic terrace and 7,200 m² of woodland/vineyard — an exceptional bargain for the setting. The building is intact with usable floors, bar/kitchen and good views, but it requires a full renovation and some moisture repairs before it works as a comfortable home.
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 complete renovation (systems, finishes and some structural/moisture repairs).
- Signs of peeling plaster and ceiling stains — check for water ingress before buying.
- Currently laid out as a former trattoria/bar so conversion will be needed for full residential use.
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 62/100The cluster is in the Parma Apennines, with wooded ridges and narrow valleys of the Stirone basin within the 15 km radius. The Stirone stream runs through the area, and the Parco Regionale dello Stirone e del Piacenziano reaches into the zone around Pellegrino Parmense and nearby Salsomaggiore. Salsomaggiore Terme is the nearest town of size, with thermal facilities, services and a substantial early-20th-century spa town fabric. The area is known for hill farming and woods, and in this part of the province also for cured meats and Parmigiano Reggiano production further across the Parmense hills.