Via Sant'Emiliano, 4, Livorno Ferraris
Via Sant'Emiliano, 4, Livorno Ferraris. Habitable, autonomo heating, garage.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Large 385 m² townhouse priced €74,756 (€194/m²) is described as habitable with heating and a garage, but a modest renovation allowance (€200/m² → +€77,000) pushes the effective price to ~€395/m², above the regional baseline of €345/m². The listing omits key data (bathrooms, energy class), which lowers confidence.
More on the house and the area
Large, stylish townhouse with high-end, move-in-ready interiors and an elegant historic façade — genuinely habitable with heating and a garage. Photo set is inconsistent (one room looks dilapidated) and outdoor/utility details are missing, so confirm exact layout and finishes before committing.
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€25,000 – €43,000
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.
- Photos appear inconsistent or possibly staged/from different properties
- No obvious private garden or scenic views shown
- Listing lacks energy data and a clear bathroom count
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 35/100This is on the eastern Piedmont plain between the Dora Baltea and Po river systems, in a landscape of rice fields, irrigation canals and straight rural roads. The nearest town of size is Vercelli, which has a historic centre and major services. The area is known for risotto rice cultivation in the vercellese plain.