Villa unifamiliare in Castello dell'Acqua
OTTIMA OCCASIONE - ASTA IMMOBILIARE Villetta a schiera laterale su tre piani con corte annessa della superficie commerciale di 89,32 mq, composta da: area esterna, soggiorno-cucina, anti servizio, servizio e ampia terrazza a piano te... - LUVIERA Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta…
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
Judicial auction listing ('asta immobiliare'), which is a hard veto for this catalog despite a nominal ask of €90,000 for 90 sqm. Assuming habitable condition adds about €200/sqm renovation, for an effective ~€1,200/sqm versus a €428/sqm baseline, so it is not cheap enough to offset the auction risk anyway.
More on the house and the area
This is a real, usable home rather than a project: finished floors, radiators, bathroom, stairs and exterior doors are all in place. The main appeal is the Alpine mountain setting and open feel outside, but the house itself is fairly ordinary and lacks historic charm or standout interior beauty. At €90k for a habitable villa/townhouse in the mountains, it has solid practical appeal more than big romance.
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€6,000 – €10,000
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.
- Very plain, modern interior with little character
- Photos suggest an empty/unfurnished home, so kitchen fit-out may be needed
- Auction sale adds procedural/legal complexity
- Exterior space is modest rather than dream-garden level
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 74/100The cluster is in the Valtellina side-valley system, with the Bernina Alps close by and the Orobie Valtellinesi to the south. The Adda valley is the main landscape axis nearby, and the area sits above the middle Valtellina around Sondrio and Tresivio. The Orobie Valtellinesi Regional Park lies nearby on the south side of the valley. Aprica, the nearest substantial ski area, is about 20–30 minutes by road. Sondrio is the nearest town of size, with rail services, shops and the main provincial services. The area is known for terraced viticulture of Valtellina and for access to Alpine valleys and passes.