Villetta a schiera in Corso Sempione 2
Si propone casa semi indipendente (libera su due lati) nel centro storico e caratteristico di Pedemonte, frazione di Gravellona Toce, con un bel giardino / cortile privato di circa 100 mq. L' immobile è composto da al piano terra ripostiglio e lavanderia in edificio adiacente comunicante con l' edificio principale, cortile, ingresso, soggiorno e cucina; al piano primo due...
What it really costs
See what needs doing and what each job costs
At €586/m², the €85,000 asking price is already 65% above the Piemonte townhouse baseline of €355/m²; allowing roughly €200/m² for unspecified condition raises the effective cost to about €786/m². The historic-center setting and private 100 m² courtyard add value, but missing condition and technical details make this a weak-to-average deal.
More on the house and the area
A spacious traditional townhouse with mountain scenery, colorful neighboring homes, old shutters, fireplaces, stone paving, and a private garden/courtyard. The main house is clearly a real, furnished home rather than an empty shell, but it is dark and heavily dated, with worn bathroom facilities and likely renovation and maintenance work ahead.
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€10,000 – €16,000
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.
- Interiors are very dated and would need substantial cosmetic modernization.
- The bathroom is visibly worn, and damp or maintenance issues may need investigation.
- The roofed storage/outbuilding appears in poorer condition than the main house.
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 68/100The cluster sits at the south end of the Ossola, where the first Alpine slopes rise above the Toce valley. Lake Maggiore begins a few kilometres to the south at Fondotoce, and the Toce river runs through the area. The Fondotoce Nature Reserve is within reach on the lake-edge wetlands. The nearest major town is Verbania on Lake Maggiore, with ferry connections, lakefront districts and services; Domodossola is the other main town up the valley. This is the gateway area for the Ossola valleys and for routes north toward the Simplon.