Cielo terra completamente da ristrutturare - Filighera -
IMMOBILE DI GRANDE POTENZIALE | 680 MQ COMPLESSIVI | FILIGHERA (PV) UN’OPPORTUNITÀ IMMOBILIARE DA TRASFORMARE IN UN PROGETTO UNICO Nel comune di Filighera (PV) proponiamo una proprietà dalle dimensioni e caratteristiche difficili da trovare, capace di coniugare importanti superfici commerciali e una soluzione…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Bathroom
See what needs doing and what each job costs
Price €76,000 plus estimated renovation €700/m² (≈€476,000) gives an effective cost of ≈€552,000 or ≈€812/m², far above the local baseline of €172/m². Large commercial/residential project with substantial works required (description says “completamente da ristrutturare”), so it’s more an intensive investment than a bargain.
More on the house and the area
A very large, solid street-front building with a 570 m² commercial floor and a 110 m² apartment — great as a conversion project with strong visibility. The property is a bargain for the space offered but is essentially a tired commercial shell and needs significant refurbishment and permit work before it becomes a comfortable home.
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€135,000 – €239,000
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.
- Large ground-floor commercial spaces and the upstairs flat are dated and require substantial renovation (ceilings/floors/walls).
- Any new use (residence, leisure, other commercial activity) will require checks and permits/change-of-use approvals.
- Street-front location gives high visibility but brings traffic noise and limited privacy; courtyard/parking is small.
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 the flat lower Po plain south of Pavia, with irrigated fields, canals and scattered farmsteads. The Ticino flows west of here and the Parco del Ticino begins within this radius, with riverside woods and wetland areas. Pavia is the nearest town of size, with a substantial historic centre, the Certosa di Pavia just beyond it, and rail links and services. The area is known for rice country and mixed Po Valley agriculture.