Rustico in Carrara
NOSTRA ESCLUSIVA Gragnana – Intero fabbricato da trasformare in abitazioni Ottimo investimento Nel cuore del caratteristico borgo di Gragnana, lungo la via principale del paese, proponiamo in vendita un immobile composto da tre unità, attualmente accatastate come locali non abitativi, con possibilità di cambio di…
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
With a purchase price of €25,000 plus estimated renovation €700/m² (180 m²) the effective price is ≈€151,000 or ≈€839/m², well above the regional baseline of €500/m². The property is currently registered as non‑residential and requires a change of use and full renovation, so conversion and refurbishment costs drive the high total.
More on the house and the area
Beautiful, tall rooms with arched windows, original hex floor tiles and an old fireplace give this borgo building strong historic character. The property is a real project — parts look freshly skimmed and airy while large other spaces are rough and need substantial work and change‑of‑use approval. At €25k it’s a genuine bargain for someone willing to renovate.
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€36,000 – €63,000
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.
- Currently classed as non‑residential — change of use / permits required to live in it
- Mixed condition: some upper rooms freshly skimmed but large ground‑floor spaces are derelict with holes and exposed structure
- No fitted bathrooms/kitchen shown and likely significant renovation/structural work needed
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.