Villa in Via delle Fontane 27
[Rif. DV-14840] Proponiamo in vendita una villa di circa 300 mq commerciali situata in Via delle Fontane 27, a Borgosesia, sviluppata su due livelli e composta da tre appartamenti indipendenti, ciascuno con ingresso separato. L'immobile si presenta in buono stato abitabile e rappresenta una soluzione particolarmente…
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
At €90,000 for 300 m², the purchase price is €300/m², but allowing roughly €200/m² for a habitable-property refresh brings the effective cost to about €500/m² versus a local reference of €279/m². The villa is described as habitable and offers three independent apartments in a central location, but the pricing is not especially cheap after accounting for the large surface area.
More on the house and the area
A substantial historic mountain-town villa with handsome green shutters, a cobbled courtyard, wrought-iron details, and a genuine forested mountain backdrop. The 300 sqm layout with three independent apartments is a real, usable home rather than a shell, but the interiors and covered exterior areas need meaningful cosmetic refurbishment.
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€20,000 – €34,000
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.
- The interiors are usable but visibly dated, with extensive peeling paint and ceiling wear.
- No kitchens are shown in the gallery, so their condition and equipment should be verified.
- Central narrow-street access and the three-apartment layout may mean higher maintenance and renovation costs.
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 67/100The area sits in the Valsesia, with the Pennine Alps and the Monte Rosa massif up the valley to the north. The Sesia river runs through Borgosesia. The Alta Valsesia Natural Park begins farther up the valley around Alagna and Rima and is outside the immediate surroundings. The nearest ski lifts are those of Mera above Scopello, roughly half an hour by road, with the larger Monterosa Ski lifts at Alagna farther up the valley. Within the local area the main centre is Borgosesia itself, which has the usual services and an industrial valley-town character, while Varallo nearby has a substantial historic centre and the Sacro Monte di Varallo, a UNESCO site. The area is known for the Valsesia valley landscape and for textile manufacturing in the lower valley.