Villa a Schiera 8 locali, 159 m² in Via Contotta 85, San Gia
Villa a Schiera in asta a San Giacomo delle Segnate (MN) – Via Contotta 85 (CAP 46020) L'immobile si trova nella frazione Malcantone del Comune di San Giacomo delle Segnate (MN), in un nucleo abitativo costituito da case a schiera edificate prima del 1967. La zona è prevalentemente residenziale a media densità, con…
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
This is a judicial auction (asta) — buying through the auction process has extra legal and procedural risk. At the €16,130 bid price plus estimated €700/m² renovation (€111,300) the effective cost is ≈€127,430 (~€801/m²), well above the local median of €409/m²; the report also notes humidity/infiltrations and missing plant certificates.
More on the house and the area
A solid, roofed 1960s town house with a small private garden and existing gas heating — an honest liveable shell rather than a showpiece. Interiors are dated, cluttered and show damp/infiltration so expect a full renovation and system upgrades, but the price is a real bargain for a usable village 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€31,000 – €56,000
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.
- Visible damp and signs of infiltration on both floors
- Old/uncertified electrical/plumbing systems and dated windows/heating
- Clutter and general neglect — full clean and cosmetic renovation needed
- Narrow access and modest garden (no spectacular views)
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 34/100This is the flat plain of the lower Secchia, with the Secchia river corridor close by and a landscape of fields, drainage canals, embankments and scattered farmhouses. The nearest larger town is Carpi, which has a substantial historic centre and services, and Modena is the main city for higher-order services and rail connections. The area is known for intensive agriculture and for the food economy of the Modena plain, including the wider zone of Lambrusco, pork products and the Emilia industrial-agricultural belt.