Villa in Via delle Valli
Terracielo in vendita Tre Gobbi, frazione di Mirandola La Risiko Immobiliare di Mirandola propone in vendita caratteristico terracielo situato a Tre Gobbi, tranquilla frazione di Mirandola, ideale per chi cerca una soluzione indipendente e ben distribuita. L’immobile si sviluppa su tre livelli: Piano terra: accogliente zona giorno composta da sala e...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Price €69,000 (690 €/m2). I estimate at least €20,000 of work (€200/m2) so effective ~€89,000 (≈890 €/m2), about 2.9× the regional baseline of 306 €/m2 — value looks weak. Listing omits condition and energy class (though 12 photos are included).
More on the house and the area
A neat, move-in-ready terraced village home with practical layout, a usable kitchen that opens to a small courtyard, and bright bedrooms with a balcony. The attic with exposed beams adds character and extra space, and at €69k this is a clear value purchase. Some cosmetic updates and limited outdoor/private space are the main trade-offs.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€7,000 – €11,000
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.
- Small balcony and only a modest private courtyard — outdoor space is limited
- Facing a road — potential for traffic noise
- Top-floor/attic rooms have low head height (best for storage or occasional use)
- Mixed finishes: some rooms modernised while others (bath) look dated
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 34/100This is the flat alluvial plain of the lower Modenese area, in the Po Valley, with a landscape of fields, drainage canals and scattered industrial and service buildings. The Secchia runs west of Mirandola and the area is shaped more by reclaimed plain and river embankments than by relief. Modena is the nearest larger city, with a historic centre, rail links and the main concentration of services in the province. The area is known for biomedical industry around Mirandola and for Emilian agriculture on the plain.