Rustico in pietra
Ampio rustico semindipendente a pochi km da Bardi, in piccolo borgo antico immerso nella Val Noveglia e con vista panoramica. Interamente costruita in sasso locale, ha una superficie abitativa di c.a. 153 mq. al piano terra oltre a tre cantine con pozzo antico e legnaia al piano seminterrato. Di pertinenza un piccolo…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Asking €42,000 for 153 m² is €275/m², slightly below the regional median of €290/m². I estimate minor works at €100/m² (recent windows, roof in order, certified electrics) bringing effective cost to about €375/m²; the energy class G and higher effective €/m² make this a fair value rather than a clear bargain.
More on the house and the area
Beautiful stone farmhouse with authentic beams, period floors and a panoramic valley view — clearly a character home you can actually live in. The building appears structurally sound with recent windows and a good roof, so only ordinary maintenance and cosmetic updating are needed.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €100/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €9,000
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.
- Only one bathroom
- Primary heating is wood stoves (no central heating shown)
- Limited private outdoor space/parking
- Cosmetic updating needed in places
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 72/100The cluster is in the Apennines, in the upper Ceno valley. The Ceno river runs through Bardi, and the area is a mix of wooded slopes, pasture and small fields. Bardi has a large castle above the town, Castello di Bardi, which is the main landmark of the valley. The nearest larger centre is Borgo Val di Taro, which has rail services and the main everyday services for this part of the mountain area. The area is known for mountain valleys, woodland and porcini mushrooms in the Parma Apennines.