Casa indipendente 370 m² in Via Roma 25, Semiana (PV)
Casa indipendente in asta a Semiana (PV) – Via Roma 25 L'immobile, ubicato in Via Roma n. 25 a Semiana, si trova all'interno del centro abitato, in una zona residenziale consolidata e di completamento. Il compendio immobiliare è costituito da tre fabbricati in corpi separati e da terreni agricoli adiacenti. Il…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Structure
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
See what needs doing and what each job costs
This is a judicial auction, which makes it a trap for a normal home purchase. Although the asking bid is only €13,280 (€36/m²), the property includes a 237 m² storage building with a collapsed roof, severely compromised structures, no working systems or heating, and an estimated renovation cost of about €1,200/m².
More on the house and the area
This is a substantial rural compound with two yellow-painted residential buildings, a large leafy garden, mature trees, and adjacent agricultural land. However, it is not a realistically livable home today: the residences have serious structural and roof problems, while the large outbuilding is a collapsed ruin and utilities are absent or unusable. At €13,282 it is a striking land-and-redevelopment bargain, but primarily a major project rather than a dream-ready Italian home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€147,000 – €216,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The residential buildings need major renovation, with compromised roofs, damaged masonry, and absent or nonfunctional utilities.
- The large 237 m² storage building has a collapsed roof and is effectively a ruin.
- No heating is present, and an asbestos-sheet canopy requires specialist handling.
- Auction purchase and possible demolition/reconstruction should be checked carefully with a local surveyor and the municipality.
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 38/100This is the Lomellina plain between the Po and Ticino systems, with flat farm country around Mede and a landscape dominated by arable fields and rice country. The Agogna runs through Mede, and the Po is a few kilometres to the south near Breme and Sartirana. Vigevano is the nearest larger town of note, with a substantial historic centre centred on Piazza Ducale and the Castello Sforzesco. The area is known for rice cultivation and irrigated agriculture.