Trilocale indipendente con giardino e tre garage
TRILOCALE INDIPENDENTE CON GIARDINO E TRE GARAGE DOVADOLA In posizione comoda e tranquilla, proponiamo in vendita questa soluzione indipendente caratterizzato da spazi funzionali, area esterna privata e ben tre garage. L’abitazione si sviluppa su un unico livello e accoglie all’ingresso un soggiorno luminoso e…
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
Asking €63,000 for 66 m² is €955/m² vs a regional median of €467/m²; estimated renovation €700/m² (total renovation ≈ €46,200) brings the effective price to about €1,655/m² (≈€109,200 total). Independent house with garden and three garages are positives, but the high effective €/m² makes this an overpriced pick.
More on the house and the area
A compact independent townhouse with a private garden, balcony and three garages — great practical value for the price. Interiors are perfectly liveable but dated and need renovation (ceiling stains, old tiles and fixtures), so it’s a charming low-cost home with clear upside after updating.
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€13,000 – €23,000
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 cosmetic updating (stained ceilings, dated finishes).
- Small kitchen and bathroom, some visible damp/staining on ceilings.
- Rural/wooded view only — no dramatic panorama or sea view.
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 61/100The area is in the first Apennine hills between the Tramazzo valley and the ridge country on the border with Tuscany. The Tramazzo river runs through Modigliana and the landscape within reach is wooded hills, ravines, cultivated slopes and small ridge villages. The Foreste Casentinesi, Monte Falterona e Campigna National Park lies nearby to the southwest, though its main forest and high-ridge scenery are outside the immediate 15 km radius. The nearest larger town is Faenza, which provides rail links, hospitals and the main services for this part of the Romagna hills. Brisighella, within the same hill belt, is one of I Borghi più belli d'Italia and is known for its gypsum ridge landscape and medieval hilltop core. This part of inland Romagna is known for vineyards, olive groves in the warmer exposures, chestnut woods higher up, and for the transition from the Po plain to the Tuscan-Romagnol Apennines.