Terratetto unifamiliare in Borgo San Siro
L’immobile è situato a Borgo San Siro e si compone di una cascina indipendente con giardino privato, composta da più fabbricati. La proprietà include due abitazioni su due livelli, ciascuna con ingresso, soggiorno, cucina, due camere da letto e un bagno. Completano la struttura tre locali di sgombero utilizzabili come…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Bathroom
- Kitchen
See what needs doing and what each job costs
Estimated renovation ≈ €700/m² → €350,000 on 500 m², so effective price ≈ €415,000 or about €830/m² versus regional median €408/m²; far above local market, making this overpriced.
More on the house and the area
A classic Lombardy cascina with beautiful brick arches, vaulted stables, wooden beams and a large private courtyard/portico — very photogenic. The structure looks largely intact so it’s a realistic renovation project rather than a ruin, and at €65k the value is compelling. Expect renovation work (roof/details, cleaning, energy upgrades) before full-time living.
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€99,000 – €176,000
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.
- Requires renovation and updating (listed as ‘needs renovation’)
- Roof/portico shows some repairs needed and there are signs of damp/pigeon droppings
- Poor energy class (high running costs) — check utilities and heating systems
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 52/100This is in the Lomellina, a flat part of the western Po plain with extensive rice fields, irrigation canals and straight rural roads. The Ticino River and the Parco Lombardo della Valle del Ticino lie to the east, with river woodland, wetland areas and old gravel banks. Vigevano is the nearest larger town, with Piazza Ducale, the Castello Sforzesco and the services of a substantial provincial centre. The area is known for rice cultivation.