Rustico 11 locali, 11 m² a Località San Martino 48, Cossano
Rustico in asta a Cossano Belbo (AT) – Località San Martino 48 L'immobile in asta è un cascinale di vecchia costruzione, presumibilmente anteriore al 1942, situato in Località San Martino n. 48, nel Comune di Cossano Belbo. Si trova in un'area agricola, caratterizzata da un contesto rurale e tranquillo, pur essendo in…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Wiring
- Windows
See what needs doing and what each job costs
This is a judicial-auction farmhouse, which makes it unsuitable for a normal purchase despite the €25,640 asking price. The advertised “renovated” condition conflicts with degraded windows, non-compliant electrical and plumbing systems, old roofing materials, and an inconsistent stated size of only 11 m² versus a much larger described building.
More on the house and the area
This is a substantial old rural farmhouse with a covered terrace, private courtyard, cellar spaces, and nearly 1,700 m² of mixed woodland at a very low price. However, despite being roofed and floored rather than a bare shell, the degraded openings, non-compliant utilities, and limited heating mean it needs significant renovation before it becomes a comfortable full-time home.
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€4,000 – €7,000
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.
- The property is described as having severely degraded wooden windows and unglazed former stable and hayloft areas.
- Electrical and plumbing systems do not meet current safety standards.
- Heating is limited to wood-burning stoves, with no installed central system.
- Access to the inner courtyard depends on a right-of-way, and the outbuildings include eternit roofing.
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 71/100The cluster sits in the Langhe uplands, in the Belbo valley side-country between vineyard hills and mixed woods. The Belbo river runs through this part of the area. This is wine country, with small hill villages, cultivated slopes and hazelnut land typical of the southern Asti and Langa zone. Canelli, the nearest town of size, has rail services and the historic wine cellars known as the Underground Cathedrals, part of the UNESCO vineyard landscape of Langhe-Roero and Monferrato. The area is known for Moscato, Asti spumante and other vineyard production.