Casa indipendente in Via Mazzini
In un tranquillo cortile di due sole unità in frazione di Auzate proponiamo ampia casa autonoma, con tetto rifatto a nuovo pochi anni fa, così strutturata: - una parte già abitabile e dotata di riscaldamento composta da: al piano terra soggiorno, cucina, una bagno e cantina; al primo piano, collegato da scala esterna, due camere da letto, bagno, ripostiglio e...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €240/m², the asking price is about 40% below the local €397/m² benchmark. The recently renewed roof and partly habitable layout are positives, but the large home still appears to need substantial work, estimated at about €450/m², bringing the effective cost near €690/m².
More on the house and the area
This is a genuinely livable, unusually atmospheric courtyard house with old stone walls, traditional timber galleries, a paved shared-style courtyard, working kitchen, bedrooms, and two bathrooms. The main residential section appears solid and roofed, but the property is very dated and parts of the wooden balconies and ancillary areas look seriously tired, so this is a character renovation rather than a move-in dream home. At €48,000 for roughly 200 m², the space and historic feel create a meaningful bargain effect.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€23,000 – €39,000
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.
- Large portions of the exterior timber galleries and adjoining structures look heavily weathered and may need structural repair.
- The home is usable but dated, with multiple rooms needing cosmetic renovation and modernization.
- No notable panoramic view is shown; the appeal is the historic courtyard setting rather than the landscape.
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 area lies in the eastern Piemonte foothills between the lower pre-Alps and the plain. Lake Orta is within about 10 km, and the Toce/Ticino lake district begins nearby with Lake Maggiore farther east. The Special Nature Reserve of Sacro Monte di Orta is on the lake above Orta San Giulio. Mottarone, with its road access and seasonal ski area, is the nearest mountain for winter sports at roughly 30 km by road. Borgomanero is the nearest larger town and provides the main shops, services and rail connections for the area. Orta San Giulio is one of I Borghi più belli d'Italia, and the Sacro Monte di Orta is part of the UNESCO Sacri Monti of Piedmont and Lombardy. The area is known for the Lake Orta landscape and for proximity to the Cusio lake district.