Vicolo Manzoni, Fresonara
Tribunale: Alessandria RGE: 221/2025 PVP: 4609170 unità abitativa disposta su due piani fuori terra, piano terra e primo piano, con cantina al piano interrato e sottotetto, cortile di pertinenza sul quale insistono locali separati. Il tutto da intendersi come unico corpo. VUOI ACQUISTARE QUESTO IMMOBILE…
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 listing (Tribunale), so purchase must occur at auction; asking price €7,940 (~€67/m2) but the house “needs renovation” (~€700/m2 → ~€82,600 total), yielding an effective cost ≈€767/m2 versus the regional baseline €350/m2, making it a risky auction buy.
More on the house and the area
The photos show clean, bright, newly-fitted interiors but the listing explicitly warns images may be only indicative. The actual two‑storey townhouse (with cellar, attic and small courtyard) looks like a very cheap auction buy if you accept renovation work and auction/legal steps.
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€23,000 – €41,000
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.
- Listing states the photos are indicative and may not show the real property.
- Advertisement notes the unit "needs renovation" — expect significant works.
- Property is being sold at auction — legal/administrative complexity and extra costs possible.
- No bathrooms are recorded in the facts (baths = 0.0) — verify existing services/utilities.
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 56/100The area sits in the lower Piedmont hills between the Orba and Lemme valleys, with mixed farmland, woods and low ridgelines rather than high mountains. The Orba river is nearby, and the landscape is shaped by its plain and the first rises of the Apennine foothills. The nearest larger town is Novi Ligure, which has the main services, rail connections and a substantial built-up area. Gavi is nearby and the area is known for Gavi wine from the hills around the fortress town.