Rustico da ristrutturare in centro Coggiola
Proponiamo in vendita immerso nella tranquillità di Coggiola, lungo via IV Novembre, questo caratteristico rustico rappresenta un'ottima opportunità per chi desidera realizzare un progetto su misura. La proprietà si sviluppa su due livelli indipendenti, offrendo una struttura funzionale e ben distribuita. Il piano…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Although the €5,000 asking price is only €62/m² versus a €263/m² Piemonte farmhouse baseline, the listing requires integral structural and systems renovation to obtain habitability. Estimated all-in cost is about €93,000 (€1,162/m²), and the remote Coggiola location offers little compensating value.
More on the house and the area
The setting is genuinely attractive, with broad views over a lush Piedmont valley, surrounding wooded hills, and a substantial garden plot. However, the building itself is an unfinished brick-and-concrete shell with bare floors, exposed wiring, stored debris, and no visible livable rooms, so this is a renovation project rather than a ready 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€32,000 – €47,000
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.
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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.
- Complete renovation is required before it can be lived in, including structural and utility work.
- The interiors are unfinished brick/concrete shells with no usable kitchen or bathroom visible.
- The property sits directly along a public road, and access/privacy may be limited.
- The large garden is overgrown and will need substantial clearing and maintenance.
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 72/100The cluster is in the Biellese prealps, on the forested slopes above the Cervo and Sessera valleys. The Sessera stream and the Panoramica Zegna road are part of the immediate area, and the upper valley rises toward the Bielmonte side of the mountains. The Oasi Zegna protected area lies within this part of Valdilana and is the main named landscape feature nearby. The nearest ski lifts are at Bielmonte, roughly 20–30 minutes by road depending on the exact hamlet. Biella is the nearest town of size, with full services and a historic upper town. This area is known for the historic wool-textile industry of the Biella district and for the Zegna mountain estate.