Casa indipendente in Via dei Partigiani
Nel comune di Prato Sesia, casa semindipendente con piccolo cortile. L'immobile si sviluppa su più livelli e offre ampi spazi per ogni esigenza. Al piano terra, oltre a un pratico bagnetto di servizio, si trovano tre magazzini di grandi dimensioni, ideali per il ricovero auto, con una superficie complessiva di circa 140 mq. Al primo piano, l'appartamento principale accoglie con...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €99,000 (€550/m²), the asking price is already well above the €331/m² local comparison level; treating the unclear condition as renovation-needed gives an effective cost of about €1,250/m². Around 140 m² is described as large storage rooms, and the listing does not say whether these spaces are legally habitable, weakening the value for a residential buyer.
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.
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 63/100The cluster sits in the low hill country between the Sesia and Ticino basins, in the wine area of the Colline Novaresi. Monte Fenera Regional Park is within this area, with wooded limestone hills and cave systems. The River Sesia runs to the west of Boca. Boca is known for Boca DOC wines; around it the landscape is vineyards, mixed woodland and small hill villages. Borgomanero is the nearest larger town, with the usual rail, shops and services. Lake Orta is outside the 15 km radius and does not change the score.