Edificio in Via Mandriole 210
Proponiamo in vendita un interessante compendio immobiliare sito nel Comune di Ravenna, in località Mandriole, a circa 18 km dal centro cittadino. L’area è facilmente accessibile grazie alla rete viaria locale ed è dotata dei principali servizi di urbanizzazione. L’asset si compone di un fabbricato a destinazione mista, sviluppato su due livelli fuori terra, con corte esclusiva e terreni...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Wiring
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing price €94,500 for 375 m² (~€252/m²) but I estimate heavy works ~€700/m², giving an effective cost ≈€952/m², far above typical local comparables. The local baseline is based on few listings so use caution; the ad does not state the property condition or energy class (proximity to the sea ~5 km is a plus but doesn’t offset the high effective price).
More on the house and the area
Big, characterful palazzo with high rooms, original shutters and long countryside views toward flat farmland and the sea a few kilometres away. The shell is largely intact so it’s a realistic renovation project, but interiors are neglected and require heavy work to make the home liveable. Great size and price for someone after an affordable restoration near the coast.
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€74,000 – €132,000
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 clearly abandoned and needs substantial renovation throughout (ceilings/pared damage, debris and pigeon droppings).
- Some ceilings have holes and there is visible collapse/detritus in rooms — expect roof/structural and full-services work.
- Confirm utilities, planning constraints and costs before purchase (large restoration budget likely).
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 55/100This cluster is in the built-up area of Ravenna, so the setting is an urban plain near the Adriatic coast rather than a rural landscape. The Adriatic coast and the long sandy shoreline at Punta Marina, Marina di Ravenna and Classe are within about 15 km. South of the city, the Pineta di Classe and the wetlands of the Po Delta regional park system are within reach of this radius. Ravenna is a provincial capital with major services and early Christian monuments, including the UNESCO group of Paleochristian Monuments of Ravenna. The area is known for Byzantine mosaics, low coastal pinewoods, wetlands and beach resorts.