Casa singola due piani con cortile
Unità residenziale su due piani in centro a Rosasco. Piano terra con sei locali, due cucine, latrina, ripostiglio e portico. Piano primo con quattro locali, cucina, due bagni e soffitta. Passo carraio, balcone e cortile di 151mq. Include piccolo edificio con locale e fienile. L'immobile si trova nel centro di Rosasco…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (lot 372/2024) with a minimum bid €45,183 and the listing states important renovation needs plus cadastral/urban irregularities, creating legal and technical risk. Estimated renovation ~€700/m² makes the effective price ≈€859/m² (285 m² total), well above the local median €408/m²—only for experienced auction buyers.
More on the house and the area
A large, characterful town house in the centre of Rosasco with an attractive old façade, shutters, balcony and a private 151 m² courtyard plus a small fienile. The building is a real, roofed home with existing kitchens and bathrooms but needs important renovation, clearing and legal checks before it’s move-in ready.
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€56,000 – €100,000
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.
Show more
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.
- Requires significant interior renovation and deep cleaning
- Listing notes cadastral/urban irregularities to investigate
- Clutter and leftover furniture to remove before work
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 38/100This is flat rice-growing country on the Lomellina plain between the Sesia and Po river systems, with a landscape of fields, irrigation canals, farmsteads and small villages. Mortara is the nearest larger town in the area, with rail links and everyday services. Vigevano, with a substantial historic centre centred on Piazza Ducale and the Sforza Castle complex, is the nearest town of real size within easy reach but outside the immediate 15 km landscape. The area is known for rice cultivation and water-managed agriculture.