Casa bifamiliare in Via Jacopo da Porto Sud
Proponiamo in vendita una splendida soluzione terra-cielo, situata in un contesto residenziale tranquillo, ben abitato e altamente strategico a Baggiovara, nelle immediate vicinanze dell'ospedale e comodo a tutti i principali servizi. L'immobile si sviluppa su più livelli offrendo spazi generosi, ottima luminosità e…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Listing price €420,000 plus an estimated €35,000 renovation (€200/m²) gives an effective €≈2,600/m², nearly 4× the local baseline of €695/m² in Emilia‑Romagna — this is overpriced for Modena. The ad does not state the property condition, construction year or energy class.
More on the house and the area
A handsome, move‑in-ready townhouse with exposed wooden beams, terracotta floors, brick details, a cosy fireplace and a pretty paved courtyard/entry — genuinely liveable as shown. Lovely character throughout and practical extras (garage and parking), though the kitchen and bathrooms feel dated and the location is urban with no sweeping views.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €20,000
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.
- Finishes (kitchen and bathrooms) are a bit dated and may benefit from updating
- Urban, enclosed courtyard setting — no scenic/seaside views
- Confirm any condo/communal fees and exact condition of roof/structure before offer
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 is in the built-up area of Modena, so the lived setting is an urban plain in the central Po Valley. The Secchia and Panaro rivers run nearby across the plain. The nearest mountain landscape is the Modenese Apennines to the south, but they are outside the immediate 15 km surroundings. Modena is a provincial capital with a full urban service base and a large historic centre. The cathedral, Torre Ghirlandina and Piazza Grande are UNESCO-listed. The area is known for balsamic vinegar, Ferrari and Maserati, and the wider plain is shaped by intensive agriculture and industry.