Casa indipendente in Località Aie Vignato
Codice Annuncio BV-340 - ALTA VAL TIDONE - Località Aie Vignato - In zona panoramica proponiamo proprietà con terreno e frutteti a corpo. Composta da soluzione da ristrutturare con due unità immobiliari di mq complessivi di 185. La proprietà gode di una vista mozzafiato sulle dolci colline da vedere!
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
Asking €75,000 for 185 m² (raw €405/m²) but the text says “da ristrutturare”; estimated renovation €700/m² adds ≈€129,500, so effective cost ≈€204,500 (≈€1,105/m²), well above the regional baseline €423/m². Photos (12) and the panoramic plot are positives, but the listing omits a formal condition field.
More on the house and the area
Big, solid farmhouse with intact roof and original character (beamed ceilings, stone base and iron balconies) and a genuinely panoramic hill-top view. The house is a livable shell split into two units with garden/olive trees — a clear renovation project but realistic to convert into a beautiful home. Great value for the size and setting, but expect work on utilities, bathrooms and exterior finishes.
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€37,000 – €65,000
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.
- Requires renovation (advertised 'da ristrutturare') — cosmetic and likely systems work needed
- Only one bathroom for 185 m² / two units — plumbing likely to need updating
- Plaster damage at base of walls suggests moisture/repair work to exterior façades
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 58/100This is hilly country in the upper Tidone valley, on the edge of the Ligurian Apennines. The Tidone runs through the area, and Lago di Trebecco lies nearby on the upper valley. The nearest larger town is Piacenza, with the full range of services and rail links. The area is known for vineyards and mixed farming on the Piacentine hills, with small stone villages and ridge roads typical of the border zone between Emilia and Lombardy.