Rustico 415 m² in Strada Boccachiavica 33, Gazzuolo (MN)
Rustico in asta a Gazzuolo (MN) – Strada Boccachiavica 33 L'immobile in asta è un fabbricato rurale situato a Gazzuolo (MN), in Strada Boccachiavica, 33, in una zona agricola nelle immediate vicinanze del Fiume Oglio, a pochi chilometri dal centro abitato del capoluogo. Si tratta di un compendio che include…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ('in asta'), which is an automatic veto for this catalog. The description also says the 415 sqm property is in very poor structural condition, abandoned, with missing floors and almost all systems absent, implying a full restoration at roughly €1,100/sqm.
More on the house and the area
The leafy rural setting near the Oglio and the overgrown brick farmhouse have some romantic abandoned-farm charm. But the photos and description show a stripped, derelict interior with missing floors and services, so this is a major restoration project rather than a home you could realistically live in soon. The ultra-low price helps, but it does not overcome the condition.
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€164,000 – €243,000
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.
- Pessime condizioni anche statiche; appears effectively uninhabitable.
- Missing floors, most systems, heating, and usable bathrooms/kitchen.
- Likely full structural renovation required despite the romantic rural setting.
- Access is via a track on another property with only apparent easement.
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 58/100This is the flat lower Oglio-Po plain, with canals, embankments, fields and scattered villages. The Oglio river is nearby, and the Po runs a little farther south with its floodplain landscape. Sabbioneta, the nearest small town of note, is within this area and is a UNESCO World Heritage site for its planned Renaissance urban layout. Casalmaggiore is the nearest town of some size for daily services and rail links. The area is known for irrigated agriculture and for the historic small towns of the lower Mantovano and Casalasco plain.