Casa bifamiliare in centro paese
Nel pieno centro di Livorno Ferraris proponiamo una interessante casa di corte, libera su due lati e con due appartamenti. Al piano terra troviamo un appartamento di cucina, salotto, due camere bagno. Al primo piano un appartamento uguale a questo con in più un'altra stanza ad uso magazzino sopra il passo carraio. La…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Listed at €59,000 for 215 m2 but the first-floor apartment is fully to renovate; I estimate ~350€/m2 in works, so total outlay ≈ €134,250 (~624€/m2), about double the regional mid-market (~314€/m2). Positive points: central location, large garden, garage and many photos, but the effective price after renovation is high.
More on the house and the area
A classic town-courtyard home with vaulted rooms and a very large, walled private garden — rare in a town centre. The ground-floor apartment is liveable and charming, while the upper unit and outbuildings need full renovation, making this a strong-value project for someone who wants a real home with outdoor space.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€25,000 – €42,000
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.
- First-floor apartment is completely to be renovated; only the ground-floor unit looks immediately habitable.
- Large tettoie/outbuildings will need structural and regulatory checks before reuse or building.
- Exterior facades and some finishes are worn and will need cosmetic 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 33/100This is the eastern Piedmont plain between the Dora Baltea and the Po basin, with a landscape dominated by rice fields, irrigation canals and straight rural roads. The nearest substantial town is Vercelli, which has services, rail connections and a historic centre with major churches and civic buildings. Ivrea and the first Alpine valleys are farther away and do not define the immediate 15 km surroundings. The area is known for rice cultivation in the vercellese plain.