Villetta a schiera in Via dell'Amicizia 23
ALAIA IMMOBILIARE PROPONE VENDITA, IN ESCUSIVA, RUSTICO INDIPENDENTE CON AMPIO GIARDINO E GRANDE POTENZIALE EDIFICATORIO Rif. 237 - Castelfranco Emilia- Panzano Se stai cercando una soluzione indipendente, immersa nella tranquillità e con ampi spazi, questa potrebbe essere l’opportunità che stavi aspettando. …
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
Large townhouse (300 m²) priced at €140k but listed “da ristrutturare”; estimated renovation €700/m² → ~€210k renovation, effective price ~€350k (~€1,167/m²) versus local median ~€571/m². Has garden and parking but inland location and very high effective €/m² make this overpriced for the market.
More on the house and the area
Attractive brick farmhouse with original character and a generous private yard — lots of potential to become a beautiful country home. The building appears structurally whole with barns and courtyard, but it’s a clear renovation project requiring full interior works and permit checks before moving in.
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€59,000 – €105,000
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.
- Advertised as a rustico da ristrutturare — full internal renovation almost certainly required
- Likely needs new systems (plumbing, electrics, heating) and interior finishes; only exterior/roof appear largely intact
- Possible planning/zoning constraints when converting agricultural outbuildings — check permitted uses and building permits
- Only one bathroom listed and photos show no habitable interiors
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 72/100The cluster sits on the Po Valley (Pianura Padana) plain east of Modena; the immediate landscape is low, flat agricultural land with fields and orchards. No named mountain range or ski lifts lie within about 15 km; the Modenese Apennines are further south. The nearest city of size is Modena (provincial capital) within roughly 10 km; Modena's historic centre (Cathedral, Piazza Grande and Torre Ghirlandina) is a UNESCO World Heritage site. Modena hosts the Enzo Ferrari museum and a well‑documented musical heritage (birthplace of known 20th‑century opera figures). The wider area is noted for traditional balsamic vinegar production (aceto balsamico tradizionale di Modena) and for the automotive industry (the local Motor Valley). Major transport links cross the plain nearby, including the A1 autostrada corridor and the principal north–south rail axis. No national or regional parks lie inside the 15 km radius.