Casa indipendente 11 locali, 215 m² in Via San Gaudenzio 5,
Casa indipendente in asta a Cavallirio (NO) – Via San Gaudenzio 5 (CAP 28010) L'immobile in asta si trova nel Comune di Cavallirio (NO), in Via San Gaudenzio n. 5, in una zona residenziale del centro storico. Il corpo di fabbrica originario è stato costruito anteriormente al 1940 e successivamente modificato negli…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
Listing is a judicial auction (sale by auction) which is a veto for regular purchase workflows, and the ad text says the house is 'da ristrutturare' while the condition field claims 'Renovated' (contradiction). The price €83,150 equals about €387/m² versus the regional baseline €314/m², so it is not a clear bargain.
More on the house and the area
Charming central casa with attractive vaulted brick ceilings, exposed beams and a sunny yellow façade, plus a private courtyard, terrace and small garden—very photogenic and characterful. The building is lived‑in with functioning kitchens/bathrooms and heating but requires targeted renovation and upkeep (attic not usable as is). Great value for the size and historic features.
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€43,000 – €76,000
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.
- Listing notes general state 'da ristrutturare' — parts need maintenance/renovation
- Second-floor attic is non‑habitable / currently not accessible
- Some rooms and external woodwork (balcony/deck) look in need of repair or cleaning
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 63/100The cluster sits in the low hill country between the Sesia and Ticino basins, in the wine area of the Colline Novaresi. Monte Fenera Regional Park is within this area, with wooded limestone hills and cave systems. The River Sesia runs to the west of Boca. Boca is known for Boca DOC wines; around it the landscape is vineyards, mixed woodland and small hill villages. Borgomanero is the nearest larger town, with the usual rail, shops and services. Lake Orta is outside the 15 km radius and does not change the score.