Rustico indipendente con ampio cortile e tettoia
Nel comune di Rosasco, proponiamo in vendita una soluzione semi-indipendente disposta su due livelli, completamente da ristrutturare, perfetta per chi desidera personalizzare ogni dettaglio e realizzare la casa dei propri sogni o un investimento su misura. L'immobile conserva il carattere rustico originario e si…
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 €23,000 for 141 sqm, the asking price is just €163/sqm, but the text says 'completamente da ristrutturare', so I estimate a full-restore cost around €1,100/sqm. That brings the effective cost to about €1,263/sqm, far above the local low-stock baseline of €383/sqm, but the absolute entry price is very low and the private courtyard/canopy add some value for a customizable farmhouse project.
More on the house and the area
This is a very cheap, sizeable village-edge farmhouse with a private courtyard/garden area and useful outbuilding potential. But the photos show a tired, damp, heavily worn house that is not remotely move-in ready and needs full renovation rather than light refreshing. The appeal is mainly the low price and blank-canvas potential, not immediate beauty or dream-home wow.
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€56,000 – €83,000
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 in need of renovation; interiors show heavy damp, cracking and very dated finishes.
- No attractive views or standout setting visible from the photos.
- Outdoor space is overgrown and needs clearing/rethinking.
- Livability is poor as shown; kitchen/bath systems likely need full replacement.
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 38/100This is flat rice-growing country on the Lomellina plain between the Sesia and Po river systems, with a landscape of fields, irrigation canals, farmsteads and small villages. Mortara is the nearest larger town in the area, with rail links and everyday services. Vigevano, with a substantial historic centre centred on Piazza Ducale and the Sforza Castle complex, is the nearest town of real size within easy reach but outside the immediate 15 km landscape. The area is known for rice cultivation and water-managed agriculture.