Villa unifamiliare in Castello dell'Acqua
OTTIMA OCCASIONE - ASTA IMMOBILIARE Villetta a schiera laterale su tre piani con corte annessa della superficie commerciale di 89,32 mq, composta da: area esterna, soggiorno-cucina, anti servizio, servizio e ampia terrazza a piano te... - LUVIERA ... Simplex Domus aiuta famiglie e aziende a comprare immobili…
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
Judicial auction (
More on the house and the area
A clean, usable three-level villa with tiled interiors, heating, a balcony/terrace, small yard, and an excellent mountain backdrop. It is more practical than characterful, with no standout historic features and limited evidence of a fully equipped kitchen, but the setting gives it genuine living appeal.
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€6,000 – €10,000
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.
- Auction purchase requires careful review of court documentation, occupancy status, and liabilities.
- The home appears clean and habitable, but no kitchen is shown and the interiors are basic rather than turnkey.
- The small outdoor areas and mountain-facing setting are attractive, but the property is in a suburban residential context rather than a highly distinctive location.
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 74/100The cluster is in the Valtellina side-valley system, with the Bernina Alps close by and the Orobie Valtellinesi to the south. The Adda valley is the main landscape axis nearby, and the area sits above the middle Valtellina around Sondrio and Tresivio. The Orobie Valtellinesi Regional Park lies nearby on the south side of the valley. Aprica, the nearest substantial ski area, is about 20–30 minutes by road. Sondrio is the nearest town of size, with rail services, shops and the main provincial services. The area is known for terraced viticulture of Valtellina and for access to Alpine valleys and passes.