Casa semi-indipendente con giardino privato a pavignano!
Proponiamo in vendita una soluzione da ristrutturare nella tranquilla zona di Pavignano, a pochi minuti dal centro di Biella. La soluzione si sviluppa su due livelli di totale 95 mq circa, al piano terra troviamo tre locali adibiti a cantina e un quarto utilizzato come travernetta. Al primo piano troviamo la parte…
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 €10,000 for 95 sqm, the asking price is just €105/sqm, far below the local baseline of €353/sqm, which is a strong positive. But it is explicitly a renovation project, with only part of the building used as living space and additional cellar/magazzino areas, so a realistic renovation allowance of about €700/sqm keeps this in the good-not-exceptional range.
More on the house and the area
There is some genuine old-house charm here: vaulted cellar rooms, timber ceilings, old fireplace details and a private garden. But it is clearly a renovation project rather than an immediately lovable home, with tired finishes, a rough kitchen and generally basic condition. At €10k the price is eye-catching, yet the wow comes more from potential and bargain value than from beauty today.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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.
- Needs full internal updating before comfortable living
- Courtyard/external access and wooden stairs feel worn and rustic
- Garden is basic and currently not very attractive
- No real views or standout exterior setting shown
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 77/100The Biellese Prealps rise immediately north of Biella, with Monte Mucrone and the Oropa basin within about 10 km. The Oropa stream valley runs into the town, and the area sits between the first Alpine slopes and the edge of the rice plain toward Vercelli. The Sacro Monte di Oropa and the Sanctuary of Oropa, a UNESCO World Heritage site, are within this radius above the town. The nearest ski area is Oropa, with small lifts about 15 minutes' drive from Biella. Biella itself is the main town of the area, with a historic upper town at Biella Piazzo and the services of a provincial capital. The area is known for the wool textile industry and for the Oropa pilgrimage route.