Villa a schiera in Romagnano Sesia
Immobile da ristrutturare con lavori già eseguiti, possibilità di dividere in più appartamenti,in zona dove c è molta richiesta di immobili in affitto. Rivolto per lo più a imprese edili artigiani,muratori.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Priced at 267 EUR/m2 vs regional median of 351, a ~24% discount on a solid baseline. 150m2 townhouse for 40k is cheap, and the split-into-apartments potential is appealing for rental demand. But it needs renovation ('lavori già eseguiti' only partial), targeted explicitly at builders/artisans, implying substantial work ahead. Fresh listing (1 day). Renovation on a needs-work townhouse typically runs ~500 EUR/m2, roughly matching the purchase price, so total-in cost approaches or exceeds median value, capping the upside.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€17,000 – €29,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
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 sits in the low hill country between the Sesia and Ticino basins, in the wine area of the Colline Novaresi. Monte Fenera Regional Park is within this area, with wooded limestone hills and cave systems. The River Sesia runs to the west of Boca. Boca is known for Boca DOC wines; around it the landscape is vineyards, mixed woodland and small hill villages. Borgomanero is the nearest larger town, with the usual rail, shops and services. Lake Orta is outside the 15 km radius and does not change the score.