Casa indipendente 5 locali, 117 m² in via Garibaldi 12, Ferr
Casa indipendente in asta a Ferrera Erbognone (PV) – via Garibaldi 12 (CAP 27032) L'immobile in asta è un fabbricato a civile abitazione situato nel comune di Ferrera Erbognone (PV), in via Garibaldi n. 12. Si tratta di un edificio vetusto, edificato antecedentemente al 1° settembre 1967, inserito nel nucleo di antica…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
Judicial auction is an automatic veto, and the 117 m² house is currently not habitable, with virtually nonexistent systems and very poor maintenance. Although the €10,510 asking price is €90/m² versus a €416/m² baseline, substantial restoration costs of about €1,100/m² and auction risk dominate.
More on the house and the area
This is an old two-storey village house with some character in its timber ceilings, traditional shutters and exposed-brick outbuilding. However, the interiors are severely deteriorated, the property is not habitable, and the lack of systems makes it a substantial restoration project rather than a home ready for living.
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€46,000 – €69,000
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.
- Uninhabitable and in very poor maintenance condition, with major renovation required.
- Heating and nearly all systems are absent and must be installed from scratch.
- Roof, timber structures, floors and moisture damage require careful technical inspection.
- Auction purchase; verify renovation costs, utilities and final habitability before bidding.
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 34/100This is the flat lower Lomellina plain between the Po and Ticino systems, with rice fields, drainage canals and scattered farmsteads as the dominant landscape. The Po runs a few kilometres to the south, and the Ticino corridor is not far to the east. Pavia is the nearest city of size, with a historic centre, university and major services. The area is known for rice cultivation and irrigated agriculture.