Casa a schiera di testa – Sesta Inferiore, Corniglio
"Ensemble Immobiliare Srl" propone in vendita in esclusiva in una tranquilla e verdeggiante frazione del comune di Corniglio, terratetto di testa con giardino privato, disposto su tre livelli e caratterizzato da ambienti luminosi e ben distribuiti. Al piano terra troviamo l’ingresso, un comodo ed ampio ripostiglio,…
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
I estimate renovation at €700/m² (165 m² → €115,500), so the effective price is €180,500 or ~€1,094/m² versus the regional median of €465/m². The ad says "needs renovation" but describes working heating and usable rooms, a contradiction that lowers confidence.
More on the house and the area
Solid, characterful three-level terraced house with exposed beams, a stone-walled kitchen, arched openings and a private garden with pleasant mountain/wooded views. The layout and intact structure make it a genuinely livable home, but it’s dated and needs renovation (bathroom, plaster, attic) to reach its full potential — excellent value for the size and setting.
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€33,000 – €58,000
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.
- Needs renovation and modernisation (kitchen, bathroom, finishes)
- Only one bathroom for a 4+ bedroom house
- Visible peeling plaster/damp spots in places
- Attic/loft and some roof areas need work to be fully usable
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 74/100The cluster is in the Parma Apennines, with ridges and forested valleys of the northern Apennine chain all around. Much of the surrounding area falls inside Parco Nazionale dell’Appennino Tosco-Emiliano. The upper Parma valley and the headwaters of the Parma and its tributary streams shape the local landscape. The nearest ski area is at Prato Spilla, on the same mountain side above the upper valley, roughly a 20–30 minute drive from Corniglio. Langhirano is the nearest larger town in daily use down the valley, with services and shops, while Parma is the main city further north. The area is known for chestnut woods, mountain pastures and access to high Apennine routes and passes.