Villa plurifamiliare in Cossato
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
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
The €85,000 asking price looks low, but a full 1,000 m² renovation at roughly €700/m² produces an effective cost near €785/m², well above the local €308/m² benchmark. It is currently a D/7 industrial property rather than a dwelling, and residential conversion is only described as something that may be requested, with no confirmation of approval or feasibility.
More on the house and the area
This is an imposing 1930s villa with a handsome facade, elegant shutters, balconies, decorative railings, and attractive original herringbone floors. However, it is a very large former office/industrial property rather than a ready home: the interiors are empty and dated, renovation is explicitly required, and residential use is not currently established.
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.
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.
- The property is described as completely requiring renovation, despite having sound-looking floors, roof, windows, and radiators.
- It is currently classified as D/7 industrial, so a residential change of use may be required and should be verified.
- No kitchen is shown, and the extensive scale could make renovation and heating costs substantial.
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.