Villa unifamiliare in Lerma
OTTIMA OCCASIONE - ASTA IMMOBILIARE casa indipendente di fine Ottocento di 4 piani f.t. da ultimare, con annesso corti-le interno e terreno. - VIA CALDERONI Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed esperti di mutuo. Comprare un immobile all’asta è un’ottima…
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 hard veto for this catalog. It also conflicts with the facts: described as "da ultimare" while marked Habitable; at 460 sqm the implied effective cost would be about €983/m² including renovation, far above the €318/m² baseline.
More on the house and the area
The old stone facade has real late-19th-century character and the price for 460 sqm is eye-catching. But the interiors shown are unfinished and neglected, with damp, bare structural areas and no usable kitchen or bathroom visible, so this reads as a major project rather than a ready home. It has charm, but the current livability is low.
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€91,000 – €161,000
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.
- Major renovation/unfinished interiors
- No bathroom shown and livability is doubtful despite the listing saying habitable
- Visible damp, decay and partially raw internal spaces
- Auction sale: documents and condition need careful verification
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 61/100The cluster sits in the low hills of the Alto Monferrato near the upper valley of the Orba river. Within this area are wooded ridges, mixed farmland and small hill villages rather than a single dominant landmark. The Parco naturale delle Capanne di Marcarolo lies nearby in the Ligurian Apennines, with higher ground and walking country toward Voltaggio and Bosio. The nearest substantial town is Ovada, which has the main shops, services and rail links for the area. This part of southern Piemonte is known for wine hills and for ravioli associated with the Gavi and Ovada area.