Rustico in Fabbrica Curone
L'immobile si trova a Lunassi, in posizione centrale e completo di graziosa corte. Attualmente l'immobile a catasto risulta al piano terra come ripostiglio e magazzino, mentre primo piano è ricovero scorte. Il paese si trova nella alta Val Curone, zona ricca di tradizione e ideale per passeggiate nei boschi.
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The cadastre lists the unit as ripostiglio/magazzino and primo piano ricovero scorte so it cannot be legally used as a dwelling without change of use; listed price €20,000 for 58 m² but conversion/renovation estimated €700/m² (≈€40,600) gives an effective cost ≈€60,600 total (~€1,045/m²), therefore treated as a legal/conversion risk (trap).
More on the house and the area
A roofed old barn with attractive wooden roof beams, arched openings and a small private corte in a quiet village setting — good rustic character and an excellent price. However the interiors are raw/agrarian and require substantial work (windows, services, finishes) before it can be a real home.
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€12,000 – €20,000
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.
- Upper floor is open to the elements right now and will need windows/doors installed.
- Interiors are agricultural/unfinished (stable floors, raw brick walls) — no kitchen or bathroom shown.
- Utilities and services (water, heating, electrics) are not evident and may need connection or upgrade.
- Significant renovation required to convert to a comfortable residence despite intact roof structure.
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 68/100The cluster is in the Curone valley in the Ligurian Apennines, with wooded ridges and farmed slopes around the villages. The Curone river runs through the valley. This is the upper Val Curone, known locally for hill farming and for Salame Nobile del Giarolo linked to the Monte Giarolo area. The nearest town of some size is Tortona, which has rail services and the usual town services.