Lama Mocogno,loc. Cadignano immerso nel verde borgo in sasso
Lama Mocogno, loc. Cadignano, immerso nel verde e comodo alla viabilità, borgo in sasso completamente da ristruttuare, cricondato da circa 5000 mq di terreno. Classe Energetica: in corso di valutazione.
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
This is a fully to-be-restored stone borgo: at €95,000 for 484 sqm the asking price is just €196/sqm, versus a low-stock baseline of €290/sqm for Emilia-Romagna farmhouses. Even adding a heavy full-restoration estimate of about €1,100/sqm, the entry price is unusually low for such a large farmhouse complex with 5,000 sqm of land, so it scores as a strong renovation deal rather than a turnkey buy.
More on the house and the area
This is a very atmospheric little stone hamlet with authentic rural character and a lovely open hillside setting. But the photos and listing make clear it is completely for renovation, with boarded openings and no livable interior shown. Dreamy as a restoration project, not yet a home you could realistically move into.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€192,000 – €283,000
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.
Show more
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.
- Completely to be renovated; not currently a usable home
- No bathrooms or finished interiors shown
- Some roof deterioration is visible on the main building
- Likely a full-project purchase despite the attractive stone borgo setting
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 in the Modenese Apennines, with wooded ridges, pasture and small stream valleys on the upper Dragone basin. This is part of the Frignano area and close to the boundary of the Parco del Frignano, the main protected mountain area of the province. Monte Cimone, the highest peak in Emilia-Romagna, is within this mountain district, and the ski lifts around Sestola and Passo del Lupo are roughly 25–35 km away, usually about 40–50 minutes by road. Pavullo nel Frignano is the nearest larger town with everyday services, and Modena is the main city reached down the valley. The area is known for chestnut woods, mountain hamlets and the Apennine road network linking Modena and Tuscany.