Villa 8 locali, 129 m² in Via Giacomo Puccini 7, Loiano (BO)
Villa in asta a Loiano (BO) – Via Giacomo Puccini 7 L'immobile in asta è un intero edificio ad uso residenziale con caratteristiche di villa, situato nel comune di Loiano, località Sabbioni, in via Giacomo Puccini n° 7. La costruzione originaria risale al 1965/1966, con ampliamenti successivi nel 2005. La località si…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction sale ("in asta"), which is a veto red flag for this catalog and drives the score into trap territory. Even though the described condition is good and the base apartment is 667 €/m², auction risk overrides normal price comparison.
More on the house and the area
This is a real, usable house rather than a project: the structure, exterior, terrace, bathrooms and service spaces all look solid and maintained. The exterior is pleasant and the large plot adds appeal, but the home shown in photos feels more practical than dreamily beautiful. At this price for a sizable detached villa near Bologna, the value helps the wow more than the architecture does.
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€9,000 – €14,000
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.
- Photos barely show the main living rooms, so interior charm is unproven.
- Style feels fairly ordinary/dated rather than truly characterful.
- Setting looks leafy and pleasant, but there is no proven panoramic view.
- Auction sale may carry procedural/legal complexity.
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 66/100The area is in the Tuscan-Emilian Apennines, with wooded ridges and farmed valleys around the Savena valley. The regional park of Monte Sole lies within about 15 km to the north-east, with protected hills, woods and wartime memorial sites. Loiano is on the road between Bologna and the upper Apennines; Bologna is the nearest large city and provides the full range of services, university, rail hub and airport, but it is outside the immediate landscape. The area is known locally for chestnut woods, hiking and the small mountain villages of the Bolognese Apennines.