Casa semi indipendente con giardino e rustico a Cossato!
In zona centrale di Cossato ma allo stesso tempo tranquilla proponiamo in vendita una graziosa casa semi indipendente con rustico abitabile annesso, varcando la soglia, veniamo accolti dall'ampia CUCINA ABITABILE, il cuore della casa, perfetta per condividere i momenti quotidiani con famiglia e amici. Proseguendo si…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €29,000 for 85 sqm, the asking price is €341/sqm, essentially in line with the local baseline of €351/sqm; with habitable condition I add about €200/sqm renovation, for an effective €541/sqm, so this is a decent but not exceptional buy. The central yet quiet location, private garden, cellar and 19 photos support the listing, and the attached habitable rustico adds utility, though not enough evidence for a top-tier bargain.
More on the house and the area
This is a real, usable low-budget home, not a shell: there is a working kitchen, bathroom, bedrooms and some character from the vaulted ceilings. The private outdoor space and extra rustic annex add practical appeal, but the overall look is quite plain and tired, with visible maintenance issues and no standout views. At €29k it feels more like a solid bargain with potential than a true dream-home scroll stopper.
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€6,000 – €9,000
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.
- Exterior outbuilding/roof areas look rough and may need structural attention.
- Interiors are habitable but dated, with visible damp/peeling plaster in places.
- Courtyard and garden are functional rather than pretty; limited scenic setting.
- Annex usability and compliance should be checked carefully.
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 58/100The area sits in the Biellese foothills, with the lower Alps rising north toward the Biella prealps and the Monte Rosa chain visible from parts of the province. The Cervo and Sessera valleys are within this radius, and the landscape around Cossato is a mix of settled plain and lower hills with woods and fields rather than high mountain terrain. The nearest substantial town is Biella, which has full services, a historic centre and the Sacro Monte di Oropa above it; Oropa is a UNESCO-listed Sacri Monti site but it lies beyond the immediate 15 km landscape. This part of the Biellese is known for wool and textile manufacturing.