Villa in Via Francesco Cesone 27
Sul confine tra Cossato e Lessona proponiamo in vendita un ampio immobile indipendente, caratterizzato da generose metrature e da una notevole versatilità, ideale sia per chi è alla ricerca di una soluzione abitativa di grandi dimensioni sia per chi desidera realizzare un investimento immobiliare o mantenere una…
What it really costs
See what needs doing and what each job costs
The €85,000 asking price looks cheap at €85/m², but the property is described as needing substantial work and has 1,000 m², implying roughly €700,000 renovation and an effective cost near €785/m² versus the Piemonte villa baseline of €315/m². The legal/final permitted use is also unclear because the description mentions both residential and productive destinations.
More on the house and the area
An impressive historic villa with an elegant symmetrical façade, original shutters, balconies, decorative ironwork, parquet floors, and a striking staircase. It is a substantial, roofed building with radiators and intact rooms rather than a ruin, but the interiors are tired and will need significant refurbishment before comfortable occupation. The greenery, terrace, and generous outdoor space add appeal, although there is no exceptional landscape view.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€198,000 – €351,000
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.
- Very large property with potentially substantial renovation and maintenance costs.
- Interiors are empty and visibly neglected, with peeling finishes, damaged ceilings, and debris.
- Kitchen and bathroom condition is not demonstrated in the gallery.
- The property’s mixed residential/productive potential may require careful legal and planning checks.
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 58/100The area sits in the Biellese foothills, with the lower Alps rising north toward the Biella prealps and the Monte Rosa chain visible from parts of the province. The Cervo and Sessera valleys are within this radius, and the landscape around Cossato is a mix of settled plain and lower hills with woods and fields rather than high mountain terrain. The nearest substantial town is Biella, which has full services, a historic centre and the Sacro Monte di Oropa above it; Oropa is a UNESCO-listed Sacri Monti site but it lies beyond the immediate 15 km landscape. This part of the Biellese is known for wool and textile manufacturing.