Casa due piani da ristrutturare con giardino
Villino su due piani con soggiorno/cucina e bagno al piano terra, camera al primo piano. Presenza di fabbricato collabente in aderenza. Area cortilizia di 774mq. Necessita interventi di regolarizzazione edilizia e messa a norma impianti. Villino costruito prima del 1967, oggetto di lavori di manutenzione nel 2006. Al…
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.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (procedura/asta) with a starting price of €23,062; the house requires renovation and formal regularization. Estimating €700/m² in works gives an effective cost ≈ €130,162 (≈€850/m²), well above the regional baseline of €465/m², so buy only after legal/technical due diligence.
More on the house and the area
Small two‑storey villino with attractive exposed wooden beams, terracotta roof and intact floors/bathroom — plus a large 774 m² yard and pleasant hill views. Structurally roofed and basically habitable, but it needs legal regularisation, heating/system upgrades and exterior clearing/repairs.
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€30,000 – €54,000
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.
- Requires formal regularization (difformità edilizie) and updating of systems
- No fixed central heating (only open fireplace); boiler/electric systems need check
- Adjacent ‘fabbricato collabente’ attached on west side — may need demolition or repair
- Overgrown courtyard and exterior areas need clearing and renovation
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 68/100The cluster is in the Parma Apennines, with wooded ridges and pasture around the upper Val Parma. The Parma river valley and its tributary valleys shape the area. The Parco Nazionale dell'Appennino Tosco-Emiliano lies nearby on the Tuscan-Emilian ridge, with the main crest and Monte Caio and Monte Fuso in the wider local mountain system. The nearest substantial ski area is Schia on Monte Caio, roughly a half-hour drive from Tizzano; the Cerreto Laghi lifts are farther away on the main ridge. Langhirano is the nearest larger town in daily use downhill, while Parma is the main city for services, rail and hospitals. This part of the province is known for Parmigiano Reggiano production and Prosciutto di Parma in the hill zone toward Langhirano.