Via Gianassi, 4, Cantalupo Ligure
Tribunale: Alessandria RGE: 131/2024 PVP: 4566571 In comune di Cantalupo Ligure, frazione Pallavicino, Via Gianassi n. 4, abitazione facente parte del nucleo storico del borgo di Pallavicino, composta da coppia di alloggi costituenti unico corpo su due piani, con accessi indipendenti al piano terra e mediante scala…
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 (Tribunale listing), and the ad admits the photos are only indicative. At €9,950 plus an estimated €700/m² renovation (138 m² → total ≈ €106,550), the effective cost is about €772/m² versus the regional baseline of €350/m², so it's not a cheap turnkey buy and carries auction risk.
More on the house and the area
Bright, modern-looking interiors, a fireplace and a balcony with countryside views give this townhouse real charm in a small Piedmont borgo. However it’s an auction lot described as needing renovation and comprises two separate units with some unfinished bathrooms, so expect renovation work and legal/utility checks before it’s move-in ready.
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€27,000 – €48,000
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.
Show more
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.
- Auction/foreclosure sale — legal procedures and extra costs likely.
- Listed condition: 'needs renovation' — some bathrooms/finishes appear incomplete.
- Property is two units with external access and a shared courtyard; may require reconfiguration and utility checks.
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 68/100The cluster is in the Curone valley in the Ligurian Apennines, with wooded ridges and pasture on the slopes. The Curone stream runs through this part of the valley. This area falls within the wider Appennino Piemontese landscape on the border with Liguria and Lombardy. The nearest substantial town is Tortona, which provides the main rail links, shops and services for the upper valley. The area is known for hill farming, chestnut woods and small stone hamlets of the upper valley.