Casa con corte e giardino
Nella tranquilla frazione di San Germano, a Borgofranco d'Ivrea, proponiamo in vendita un'ampia casa indipendente libera su tre lati, disposta su tre livelli e interamente da ristrutturare. Grazie alla generosa metratura e alla disposizione dei vani, la proprietà si presta a diverse soluzioni di personalizzazione o al…
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
The house is explicitly 'interamente da ristrutturare', so I estimate about €1,100/m² renovation; that makes the effective cost roughly €1,351/m² (€80,000 + works on 319 m²), far above the local baseline of €350/m². Large size, private garden/courtyard and 50 photos are positives, but as a full restoration project this looks weak on price rather than a bargain.
More on the house and the area
This is a big, independent village house with a useful private courtyard and a pleasant green garden with mature trees, so it has real lifestyle potential. But the photos show a tired, heavily dated property that needs substantial renovation before it feels beautiful or comfortably livable. More practical than dreamy today, though the size for the price is striking.
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€126,000 – €187,000
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.
- Entire property needs full renovation
- Interiors show dated finishes, damp/cracks and incomplete kitchen areas
- Some ancillary structures/outbuildings look rough or partly unfinished
- Only one bathroom currently indicated for a very large house
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 sits at the entrance to the Dora Baltea valley, with the Biellese and Canavese foothills around it and the Pennine Alps rising farther up-valley. The Dora Baltea runs through this stretch of valley. The Mont Avic Natural Park lies just across the Valle d'Aosta border to the north, and the first Alpine valleys open within a few kilometres. The nearest ski lifts are in the Gressoney and Champorcher sides of Valle d'Aosta, reached in roughly an hour by car, so they are not part of the immediate setting. Ivrea is the nearest town of size, with a full service centre and a historic core; its industrial city of the 20th century is a UNESCO site. This area is known for the old route into Valle d'Aosta, for Romanesque churches and castles around the lower Dora Baltea, and for vine terraces on the valley sides, including the Carema wine area nearby.