Rustico/casale in Località Pianlago
Terreno di 2 ettari coltivato a paulownie oltre 2000 m2 di bosco, con rudere in pietra diroccato collabente che si potrebbe recuperare.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Land, with no house on it
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Structure
- Roof
See what needs doing and what each job costs
€25,000 for 2 ha (22,000 m²) with a collapsed stone rudere described as 'collabente' — the building is not habitable and this is effectively land-only. Estimated rebuild cost ≈€1,100/m², so conversion to a dwelling would be impractical.
More on the house and the area
Two hectares of countryside planted with paulownia and about 2,000 m² of woodland make this a very cheap and attractive plot, but the stone rudere is largely collapsed and not a liveable house. Great as a long-term restoration or build project and a bargain for land lovers, but not move-in ready — full rebuild and permits will be required.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€8,712,000 – €12,870,000
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.
- Stone building is a diroccato/collabente ruin — uninhabitable and needs full reconstruction.
- No interior photos or evidence of services (kitchen, bathroom, electrics, water) — utilities likely absent or not connected.
- Access and planning permissions for rebuilding are unclear — expect permit work and costs.
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 63/100The cluster is in the Ligurian Apennines, in the wooded and farmed hills around the upper Erro valley. The Erro stream and its side valleys shape the area, with chestnut woods, mixed forest and scattered hamlets typical of the inland Ovadese. The Alta Via dei Monti Liguri runs on the nearby main ridge, and the Monte Beigua massif and the Beigua Regional Natural Park lie just to the south-west, though the park core is not at the village itself. The nearest larger centres are Acqui Terme, with spa facilities and a substantial historic town, and Ovada, a market town with services. The area is known for woodland, small hill villages and the transition zone between Piedmont and Liguria.