Terratetto unifamiliare in Cergnago
NUMERO PROCEDURA E DATA ASTA 25025PV.230926 INDIRIZZO Via Madonnina n. 2, Cergnago, Pavia DESCRIZIONE Abitazione indipendente su due livelli composta al piano terra da ingresso, corridoio, cucina, bagno, due camere e ulteriore camera con servizio igienico; al piano primo, raggiungibile tramite scala ester-na, da…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly a judicial auction listing ("data asta", "aste immobiliari"), which is a veto red flag for this catalog. Although the ask is only €189/m² versus a €406/m² baseline, auction status overrides the apparent discount.
More on the house and the area
This is a large, genuinely usable house rather than a shell, with fitted kitchens, bathrooms, floors and heating already in place. But the overall feel is very plain and functional, with dated interiors, modest exterior appeal and only a hard courtyard setting. At €51k for 270 sqm it has strong value, yet the dream-home wow factor is limited.
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€18,000 – €30,000
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.
- Auction sale: occupancy, timelines and final costs may differ from the headline price.
- Exterior is plain and somewhat worn, with a utilitarian courtyard rather than a pretty garden.
- Interiors are habitable but dated, with visible wear and some moisture/finish issues.
- No scenic views or distinctive historic character are evident in the photos.
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 38/100Cergnago sits in the Lomellina, the flat lower plain between the Po and Ticino systems, with a landscape of rice fields, irrigation canals and scattered farmsteads. The nearest town of size is Vigevano, which has services, a large historic centre and the Piazza Ducale. This part of the province is known for rice cultivation.