Via Roma, 114, Coggiola
Tribunale: Biella RGE: 23/2025 Fabbricato di civile abitazione elevato a quattro piani fuori terra. L’unità posta in vendita è composta come segue: p.t. - 2 locali uso autorimessa e porzione di cantina con scala di accesso interna al p.1; p.1 - ingresso, bagno, sala, cucina e disimpegno con scala al p.2, tettuccio…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This €17,022 farmhouse is explicitly being sold through a judicial auction, so it is not a straightforward purchase despite the very low €57/m² asking price. The description also notes a rustic unfinished roof space, and the listing does not clearly establish ordinary vacant possession or full habitability.
More on the house and the area
The advertised images show attractive, highly finished interiors, but they are stock photos and do not prove anything about this farmhouse in Coggiola. The real description indicates a substantial four-storey, potentially habitable home with kitchen, bathroom, bedrooms, garage, cellar, balcony, and land, but the rustic attic and lack of genuine property photography limit the dream-home appeal.
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€60,000 – €106,000
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 listing explicitly says the photos are indicative and not the actual property, so the polished interiors and exterior cannot be relied upon.
- Auction purchase adds legal, timing, and inspection risks.
- The top-floor attic is described as rustic with an exposed roof, and the property has a poor G energy rating.
- The bathroom count is inconsistent in the facts, despite the description mentioning one bathroom.
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 72/100The cluster is in the Biellese prealps, on the forested slopes above the Cervo and Sessera valleys. The Sessera stream and the Panoramica Zegna road are part of the immediate area, and the upper valley rises toward the Bielmonte side of the mountains. The Oasi Zegna protected area lies within this part of Valdilana and is the main named landscape feature nearby. The nearest ski lifts are at Bielmonte, roughly 20–30 minutes by road depending on the exact hamlet. Biella is the nearest town of size, with full services and a historic upper town. This area is known for the historic wool-textile industry of the Biella district and for the Zegna mountain estate.