Villa a Schiera 103 m² in Via Luviera Snc, Castello dell'Acq
Villa a Schiera in asta a Castello dell’Acqua (SO) – Via Luviera Snc (CAP 23030) L'immobile in asta è una villetta a schiera centrale situata a Castello dell’Acqua (SO), in Via Luviera Snc. Si trova in una zona periferica residenziale, con servizi di urbanizzazione primaria e secondaria. L'edificio è stato costruito…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This listing is a judicial auction ('in asta'), which is a legal-risk sale process. With an estimated €600/m² renovation the effective price is about €1,126/m² (≈€116,020 total), far above the local median of €407/m², so we mark it as a trap.
More on the house and the area
Attractive mountain townhouse with warm exposed-wood ceilings, balcony, small garden and a real mountain/castle-tower view — very photogenic and liveable. The structure is solid and mostly finished but several internal installations and the main staircase need completing, so expect moderate finishing costs.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €36,000
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.
- Internal finishes and technical systems are only partially complete (electric/ plumbing) and the main internal staircase is unfinished.
- Bathrooms/ground floors appear to need final tiling/fixtures and some rooms have raw screed floors to finish.
- Soppalco/upper areas have lower headroom and outdoor space is modest (small garden/concrete parking).
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 74/100The cluster is in the Valtellina side-valley system, with the Bernina Alps close by and the Orobie Valtellinesi to the south. The Adda valley is the main landscape axis nearby, and the area sits above the middle Valtellina around Sondrio and Tresivio. The Orobie Valtellinesi Regional Park lies nearby on the south side of the valley. Aprica, the nearest substantial ski area, is about 20–30 minutes by road. Sondrio is the nearest town of size, with rail services, shops and the main provincial services. The area is known for terraced viticulture of Valtellina and for access to Alpine valleys and passes.