Casa bifamiliare in Corso Leone Giordano 60
Nel pieno centro di Livorno Ferraris proponiamo una interessante casa di corte, libera su due lati e con due appartamenti. Al piano terra troviamo un appartamento di cucina, salotto, due camere bagno. Al primo piano un appartamento uguale a questo con in più un'altra stanza ad uso magazzino sopra il passo carraio. La casa ha di proprietà un grande giardino...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €274/m², the asking price is about 23% below the local €356/m² benchmark; allowing roughly €200/m² for an apparently usable but undocumented condition brings the effective cost to about €474/m². The central location, two apartments, large garden and 64 photos are positives, but the listing does not say whether major renovation is needed.
More on the house and the area
A substantial two-apartment town house in the center of Livorno Ferraris, with traditional shutters, arched interiors, a private garden, courtyard outbuildings, and a pleasant church-tower backdrop. The main living areas look functional and occupied rather than derelict, though the property is dated and would benefit from cosmetic updating and garden work. At €59,000 for 215 m² plus garden, it has strong space-and-value appeal.
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€14,000 – €24,000
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 appear usable but dated, with damp/wear visible in places.
- The large garden and outbuildings will need substantial clearing and maintenance.
- No energy rating or detailed information on heating and systems is provided.
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 33/100This is the eastern Piedmont plain between the Dora Baltea and the Po basin, with a landscape dominated by rice fields, irrigation canals and straight rural roads. The nearest substantial town is Vercelli, which has services, rail connections and a historic centre with major churches and civic buildings. Ivrea and the first Alpine valleys are farther away and do not define the immediate 15 km surroundings. The area is known for rice cultivation in the vercellese plain.