Casa bifamiliare
Prestigiosa Casa Padronale con Vista Fiume – Bagnasco (CN) In posizione suggestiva, affacciata direttamente sulle sponde del fiume Tanaro, proponiamo in vendita un'esclusiva casa padronale di ampia metratura, caratterizzata da totale indipendenza, un grande cortile interno e un giardino privato. La soluzione è ideale…
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 €69,000 (€230/m²), the headline price is 33% below comparable Piemonte townhouses, but the description says only about 120 m² is residential and does not state the overall condition. Allowing roughly €60,000 for modernization brings the effective cost near €430/m², above the €345/m² local benchmark; the river setting, garden, terraces and four garages add value.
More on the house and the area
This is a substantial Piemonte townhouse with a genuine river-and-mountain setting, a large private garden, terrace and unusually generous courtyard/garage space. It appears to be a real, roofed and usable home rather than a ruin, but the finishes are dated, some areas are cluttered, and the photos do not show enough of the main living interiors to suggest a polished move-in-ready house.
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.
- Interiors appear dated and the property needs cosmetic updating, with visible peeling render and worn communal/outdoor surfaces.
- The listing shows only limited interior space, so the condition of the kitchens, bathrooms, heating and main living rooms should be verified.
- Large areas are currently used for storage and workshop-like purposes, which may require substantial clearing and reorganization.
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 is in the upper Tanaro valley, with the Ligurian Alps close by and wooded ridges rising on both sides of the valley. The Tanaro river runs through Bagnasco. The nearest ski lifts are the small area at Garessio 2000, about 30–40 minutes by road, and the larger Mondolè ski area around Artesina and Prato Nevoso is roughly an hour away, so they do not count as an immediate landscape feature. The nearest town of some size is Ceva, which has the usual services and rail connections in the valley. This part of southern Cuneo is known for mountain-valley routes between Piemonte and Liguria, chestnut woods, and mixed pasture and woodland rather than for a single protected landmark inside the immediate radius.