Casa colonica in Bosnasco
BOSNASCO-In zona centrale del paese proponiamo casa semindipendente composta al piano terra da soggiorno con camino e cucina abitabile; al primo piano da due spaziose camere da letto e bagno, mentre al piano superiore troviamo un sottotetto di 2 locali. La proprietà comprende inoltre una piccola rimessa ed una cantina,…
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
Semi-detached farmhouse (146 sqm) at €408/m2, just above the local median of €382/m2, so priced roughly at market with no meaningful discount. Habitable layout with living room, fireplace, kitchen, 2 bedrooms, bath, plus attic, garage, cellar and courtyard/garden add value. Condition is 'needs renovation' and building dates to 1960, so budget ~€500/m2 to modernize. Central location and 22 photos support credibility. Reasonable but not a bargain given it sits at baseline.
More on the house and the area
Semi-detached village townhouse in Bosnasco, 146 sqm, needing renovation. Faded ochre facade with brown shutters, typical of Oltrepò Pavese village stock. Interiors are dated and lived-in: terrazzo floors, brass chandeliers, brick fireplaces, old kitchen with floral tiles, retro bathrooms in pink patterned tile. The attic room with exposed wooden beams is the most appealing feature. No exceptional views, location, or architectural drama. Low price and reasonable size give modest bargain appeal, but nothing here stops the scroll.
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 – €28,000
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.
- Needs full renovation
- Dated interiors and fixtures throughout
- No standout view or setting
- Attached townhouse in village center, limited privacy
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 60/100This is in the Oltrepò Pavese, a belt of vine-covered hills south of the Po plain. The nearest named landscape feature is the lower Apennine hill country on the border between Lombardy and Emilia, with ridges, small valleys and cultivated slopes within the local area. Stradella is the nearest town of size, with rail services, shops and everyday services. The area is known for vineyards and wine production, especially Bonarda, Barbera and Metodo Classico sparkling wine from the Oltrepò Pavese.