Rustico/casale
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What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
- Bathroom
See what needs doing and what each job costs
The €40,000 asking price looks low, but 400 sqm completely to renovate at approximately €1,100/sqm implies about €480,000 total, or €1,200/sqm effective. That is far above comparable local stock around €260/sqm, making the property financially weak unless much of the floor area is excluded from the renovation scope.
More on the house and the area
This is a large traditional Piemonte courtyard farmhouse with attractive arches, old timber balconies, exposed brickwork and a generous private court. However, most of the property is a serious renovation project rather than a ready-to-live-in home, despite one visibly occupied but dated interior area. The low price is appealing for the size, but the condition keeps it firmly in the project category.
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€158,000 – €234,000
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 property is explicitly completely in need of renovation, with visibly deteriorated façades, upper structures and outbuildings.
- No polished bathrooms or modern living spaces are shown; the kitchen and interiors are very dated and require substantial upgrading.
- Renovation scope, structural condition, utilities and costs should be carefully verified, especially across the 400 sqm footprint.
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 58/100Briona sits in the Novara countryside between the lower Sesia valley and the rice plain. The Sesia River runs a few kilometres to the west. To the north and northwest the area opens toward the Monte Rosa foothills, with the first prealpine relief around Gattinara and Boca within this radius. The nearest town of size is Novara, which has a substantial historic centre and main services. This part of the province is known for rice fields on the plain, and for the vine hills toward Boca and Gattinara at the edge of the plain.