Villa unifamiliare in Livorno Ferraris
OTTIMA OCCASIONE - ASTA IMMOBILIARE Porzione di ex fabbricato rurale ricondotto a residenziale di due piani fuori terra oltre ad autorimessa, locale di deposito, tettoia chiusa, ampio cortile ed un terreno a prato confinante con altra proprietà. - Via Sant'Emiliano Simplex Domus aiuta famiglie e aziende a comprare…
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
The listing is explicitly an auction ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog. Even though the nominal €259/m² is below the €320/m² baseline, auction risk overrides pricing attractiveness.
More on the house and the area
This is a big, practical rural compound with courtyard, garage/outbuildings and some land, so it has utility and value. But the photos show a plain ex-farm setup in a flat roadside setting, with little visual charm and no proven interior character. It may be habitable, yet from the gallery it feels more workmanlike than dream-home beautiful.
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€25,000 – €43,000
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.
- No interior photos, so true livability and finish level are unclear.
- Looks like a converted ex-rural property with outbuildings that may need updating.
- Setting is functional flat countryside rather than scenic or romantic.
- Auction sale: documentation and occupancy/legal status need careful checking.
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 35/100This is on the eastern Piedmont plain between the Dora Baltea and Po river systems, in a landscape of rice fields, irrigation canals and straight rural roads. The nearest town of size is Vercelli, which has a historic centre and major services. The area is known for risotto rice cultivation in the vercellese plain.