Livorno Ferraris - zona Municipio
Casa abitabile disposta su due piani che può soddisfare le esigenze di un piccolo nucleo familiare o adattarsi ad un piccolo studio per per professionisti. L' immobile è in buono stato e subito abitabile composto al piano terra da un ingresso che fa anche da salottino, cucina abitabile, disimpegno, ripostiglio. Le…
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 €40,000 for 114 sqm, the asking price is €351/sqm; with a habitable-condition allowance of about €200/sqm, the effective cost is roughly €551/sqm versus a low-stock baseline of €320/sqm, so it is not a clear bargain. Positives are the good roof, double-glazed windows, condensing boiler and 35 photos, but lack of courtyard/parking and inland location limit upside.
More on the house and the area
This is a solid, genuinely habitable town house rather than a romantic dream property. The roof, stairs, windows and heating look functional, but the interiors are plain, dated and only lightly fitted out. At €40k for 114 sqm it has value, yet the wow factor is low.
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€8,000 – €13,000
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.
- Interiors are very basic and dated, with an incomplete-looking kitchen setup.
- No courtyard, garden or parking.
- No scenic view or standout setting shown.
- Some cosmetic refresh is needed to feel inviting.
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 33/100This is the eastern Piedmont plain between the Dora Baltea and the Po basin, with a landscape dominated by rice fields, irrigation canals and straight rural roads. The nearest substantial town is Vercelli, which has services, rail connections and a historic centre with major churches and civic buildings. Ivrea and the first Alpine valleys are farther away and do not define the immediate 15 km surroundings. The area is known for rice cultivation in the vercellese plain.