Casa indipendente 5 locali, 106 m² in Via Lozzana 17, Vezzan
Casa indipendente in asta a Vezzano Ligure (SP) – Via Lozzana 17 (CAP 19020) L'unità immobiliare abitativa in asta è ubicata nel Comune di Vezzano Ligure, in località Lozzana civico 17, in una zona agricola collinare. L'edificio, costruito nel 1993, si trova in un contesto di insediamenti sparsi di mantenimento,…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
See what needs doing and what each job costs
The property is being sold in a judicial auction (dates are listed), which requires specialist legal checks and triggers a veto for our scoring. At the ask of €25,990 plus estimated renovation €700/m² (total ≈ €100,190 → ≈ €945/m²) this is far above the local median €385/m²; the listing also lacks compliance certificates and an access easement is not recorded.
More on the house and the area
A solid, roofed ground‑floor villa with a fireplace, terrace and a generous 468 m² multi‑level plot/vigneto and attractive hilly valley views. Livable with work — plumbing, bathroom and heating are present but the house shows infiltration/finish issues and needs cosmetic and repair interventions.
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€21,000 – €37,000
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.
- Property needs renovation — plaster damage and signs of water infiltration.
- No certifications available for the technological systems (electrical/plant conformity).
- Access is via a narrow, partially unpaved secondary road and a recorded servitude is not shown.
- External terrace and stone paving need repair; garden/vineyard requires re‑landscaping.
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 73/100The area sits in the lower Magra valley between the Ligurian Apennine foothills and the Gulf of La Spezia. The Magra river is the main watercourse nearby, and the Ligurian coast is a few kilometres away at La Spezia and Lerici. The Montemarcello-Magra-Vara Regional Park extends across the mouth of the Magra and the Vara and Magra valley landscape is part of daily surroundings here. La Spezia is the nearest town of size, with a port, rail links and full services. Lerici and Tellaro on the gulf are close coastal centres, and Portovenere and the Cinque Terre are reachable farther south-west but outside the immediate 15 km landscape. The area is known for the river plain, olive-covered slopes and the transition between inland Lunigiana and the Gulf of La Spezia.