Casa indipendente in Via Leonardo da Vinci
Codice Annuncio BV-048 - PIANELLO VAL TIDONE - OTTIMO INVESTIMENTO! - In zona centrale stabile da ristrutturare composto da: al pian terreno attualmente adibito a deposito con la possibilità di ricavare box o laboratorio. Al piano primo appartamento di 170 mq circa con ingresso indipendente così composto: ingresso,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
Price €178k for 386 m² plus an estimated €700/m² to renovate (~€270k) gives an effective cost of ~€448k (~€1,160/m²), which is about 175% above the regional baseline of €423/m²; the ad itself says “stabile da ristrutturare,” so the high total cost versus condition makes this a weak financial prospect.
More on the house and the area
Big, solid town property with an independent 170 m² apartment, fireplace and a private yard with mature trees — great for someone who wants space in a central village. The building is structurally whole but dated and needs a full renovation to be a comfortable move‑in 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€77,000 – €135,000
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.
- Property is a substantial renovation job — kitchens, bathrooms and building systems will need work.
- Exterior areas are overgrown and the paved yard/garage area needs clearing and repair.
- Check façade, windows and potential damp/maintenance issues before purchase.
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 56/100The area sits in the lower Val Tidone, with the first hills of the Piacentine Apennines close to the south and a landscape of cultivated slopes, small valleys and scattered villages. The Tidone river runs through the valley. Pianello Val Tidone is the nearest small hill centre, and Piacenza is the nearest city of size, with full services, rail connections and a substantial historic centre. This part of western Emilia is known for wine production, especially Gutturnio and other Colli Piacentini vineyards.