Casa indipendente con giardino
NEL CUORE DELL’ANTICO CASTELLO DI CANNETO Un palazzo da riscoprire, con un giardino segreto nel cuore del paese Ci sono case che si visitano. E poi ci sono case che raccontano una storia. Questa appartiene alla seconda categoria. Siamo a Canneto sull’Oglio, proprio nella zona dell’antico Castello, là dove un tempo il…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
483 m² palazzo at €80,000 but listed “da ristrutturare”; estimated renovation €700/m² → ≈€338,100, so effective cost ≈€418,100 (≈€866/m²) versus regional median €407/m². At this scale and renovation need the effective price is well above the baseline, so this looks overpriced for a renovation project.
More on the house and the area
A genuine small palazzo with dramatic vaulted ceilings, original beams, fireplace and a private secret garden right inside the old castle area — very photogenic and full of period character. The building is structurally intact in the photos but clearly unfinished and needs a comprehensive renovation and services work, so it’s a high‑potential project rather than a move‑in ready house.
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€96,000 – €170,000
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.
- Property needs full renovation (plaster, damp patches, finished systems)
- Ceilings show water damage in places — investigate roof/structure
- Large garden is heavily overgrown and will need clearance
- Previous restoration was left incomplete so expect electrical/plumbing works and fit‑out costs
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.