Casa colonica in Boffalora Sopra Ticino
Nel centro di Boffalora Sopra Ticino e a pochi passi dalle sponde del Naviglio Grande, proponiamo in vendita una caratteristica casa di corte, completamente da ristrutturare, ideale per chi desidera personalizzare la propria abitazione. L'immobile si sviluppa su due livelli. Al piano terra l'ingresso conduce alla…
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
At €59,000 for 80 sqm, the asking price is €738/sqm, but the home is explicitly completely to be renovated, so I estimate about €1,100/sqm renovation cost. That brings the effective cost to roughly €1,838/sqm, far above the local cheap-stock baseline of €389/sqm; the central location near the Naviglio helps a little, but not enough.
More on the house and the area
This is a real house rather than a ruin: it has floors, windows, stairs and a bathroom, so the structure looks usable as a renovation project. The spiral staircase and old court-house feel add some character, but overall it is quite tired, with peeling plaster, damp marks and no strong scenic setting. At the price, it has some bargain appeal, though the wow comes more from potential than present beauty.
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€32,000 – €47,000
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.
Show more
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.
- Completely to be renovated; finishes are worn and dated throughout.
- Visible damp/peeling plaster suggests remedial works beyond cosmetics.
- Exterior facade is tired and the small balcony/awning area may need checking.
- No proven view, garden, or standout outdoor space in the photos.
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 57/100The cluster lies in the Ticino river plain beside the Naviglio Grande. The Parco Lombardo della Valle del Ticino is within the area, with river woods, farmland and gravel-bank river landscape along the Ticino. Magenta is the nearest larger town and has a full set of everyday services and rail links toward Milan. The surroundings are known for irrigated plain agriculture, canal landscape and historic villas and settlements along the Naviglio Grande.