Villa due appartamenti tre garage e corte
Edificio indipendente su tre piani composto da due appartamenti, tre garage, vano scale comune e corte esclusiva di 2.880mq. Appartamento piano terra con soggiorno, quattro camere, due bagni e porticati. Appartamento primo piano con soggiorno, cucina, due camere, balconi e cantina. Edificio indipendente ad uso…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ('data di asta', 'offerta minima') so it is an automatic trap for this catalog. The apparent €131/m² is not meaningful because the property is also described as gravely non-compliant urbanistically/cadastrally with buyer-paid regularization, adding major legal and renovation risk.
More on the house and the area
This is a large, clearly livable villa with balconies, porticos, garages and a generous private plot, so it feels like a real home rather than a project. The exterior and grounds have some appeal, but the interiors are ordinary and not especially characterful or glamorous. The biggest drag is not condition but the serious planning/cadastral irregularities, which make it less dream-home simple despite the bargain size.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€130,000 – €231,000
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 show a usable house, but interiors feel fairly plain and dark rather than especially beautiful.
- Major urbanistic/cadastral irregularities are explicitly stated; regularization is on the buyer.
- Some spaces shown are garages/workshop areas, so the gallery overstates non-living space.
- No proven panoramic view in the photos, only a wooded suburban setting.
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.