Villa unifamiliare in Ranica
OTTIMA OCCASIONE - ASTA IMMOBILIARE LOTTO 2: villetta singola con autorimessa di pertinenza inserita in un contesto residenziale di nuova edificazione, allo stato di rustico/cantiere - Via Don Pietro Brignoli Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed esperti…
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 an auction listing ("asta immobiliare"), which is a veto red flag for this catalog. The facts say Habitable, but the description says "allo stato di rustico/cantiere," a strong contradiction implying substantial works (~€900/m2) and making the effective cost far worse than the €425/m2 baseline.
More on the house and the area
The main appeal is value for size: a large detached villa in Lombardy at a very low price. But the photos show a true unfinished shell rather than a home, with bare interiors, exposed structure and active works, so this is a build-completion project, not somewhere you could realistically move into soon.
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€37,000 – €65,000
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.
- Raw shell/cantiere condition: no finished kitchen or bathrooms visible
- Scaffolding and unfinished exterior works suggest major completion costs
- Auction sale: documentation and final costs need careful checking
- No meaningful view or standout 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 55/100The cluster is in the lower Seriana Valley, with the Bergamasque Prealps closing the horizon immediately to the north and east. The Serio river runs through the valley. The nearest substantial town is Bergamo, with a large historic upper town, rail links and full services. The valley is known for a chain of built-up settlements and industry along the river floor, with steeper wooded slopes and small hillside hamlets above.