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
Veto: the listing is explicitly an auction ("asta immobiliare"), which makes it a trap for this catalog. It is also described as rustico/cantiere despite the listing saying Habitable; with ~€1,100/m² renovation, effective cost is about €1,635/m² vs €425/m² baseline.
More on the house and the area
The hillside neighborhood view and the sheer size for the price give it some appeal. But the photos show a raw construction shell: exposed brick, unfinished stairs, no completed bathrooms or kitchen, and exterior works still underway. It could become a good modern home, yet right now it is a project rather than a beautiful livable house.
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€73,000 – €108,000
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.
- Sold at auction; listing details should be verified in tribunal documents
- Rustico/cantiere state with no finished kitchen or bathrooms visible
- Still an active construction shell with scaffolding and unfinished interiors
- Residential setting is ordinary rather than distinctive
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.