Frazione Crosa, 6, Vallanzengo
Tribunale: Biella RGE: 82/2024 PVP: 4591132 Fabbricato di civile abitazione elevato a due piani fuori terra oltre al piano seminterrato ed al piano sottotetto, entrostante all’area distinta in mappa al Catasto dei Terreni al foglio 6, particella n. 190 (ente urbano di are 0,91, coerenti: strada comunale e particelle…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (Tribunale di Biella) and the ad states the photos are only indicative — auction sales are complex and higher risk. Price + est. renovation €200/m² (177 m²) → ~€50,903 total (~€288/m²) vs regional baseline €350/m², but the auction status and data contradictions make this a trap.
More on the house and the area
The photos show a freshly renovated, contemporary interior with good flooring, a modern kitchenette area and tidy bathrooms — clearly a habitable, move-in–ready apartment. It lacks historic character, private garden or scenic views, but at this price it represents a strong bargain if the real unit matches these images.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €20,000
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.
- Listing states images are indicative and may not show the actual unit — verify real photos/planimetry.
- Interior photos show one shower tray / unfinished detail and small bathrooms — check sanitary fittings and finishes in every room.
- Property appears to sit in a dense urban block with no notable scenic view or private outdoor land.
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 58/100The area sits in the Biellese foothills, with the lower Alps rising north toward the Biella prealps and the Monte Rosa chain visible from parts of the province. The Cervo and Sessera valleys are within this radius, and the landscape around Cossato is a mix of settled plain and lower hills with woods and fields rather than high mountain terrain. The nearest substantial town is Biella, which has full services, a historic centre and the Sacro Monte di Oropa above it; Oropa is a UNESCO-listed Sacri Monti site but it lies beyond the immediate 15 km landscape. This part of the Biellese is known for wool and textile manufacturing.