San Damiano Macra
Tribunale: Cuneo RGE: 99/2025 PVP: 4600897 Fabbricato di civile abitazione con piccolo cortile, elevantesi su 2 piani fuori terra, sottotetto non accessibile e non abitabile e 1 piano interrato, così composto: al p. interrato 2 cantine (una con sgombero annesso) e ripostiglio; al p. terreno ingresso, cucina, camera,…
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; listed price €32,340 plus estimated renovation €700/m² (≈€111,300) yields an effective cost of ≈€143,640 or ≈€903/m² versus the regional median ≈€350/m², making it a risky auction purchase.
More on the house and the area
The photos suggest bright, modern interiors and a useful small courtyard plus cellar, and the 159 m² size at ~€32k is a clear bargain. However the official description marks the house as needing renovation and the attic is not habitable, so expect work before full occupancy.
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.
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.
- Ad lists the property as "needs renovation" — not guaranteed move-in ready.
- Advert states some images are indicative and may not show the actual apartment.
- Attic/non-accessible space and possible works required on roof/structure.
- Urban, street-facing location with limited view; verify utilities and bathroom count.
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 74/100The cluster is in the Maira Valley of the Cottian Alps. The Maira river runs through the valley. The area is part of the alpine system west of Cuneo, with side valleys, larch woods and high pasture above the villages. The nearest ski lifts are the small valley stations around Acceglio and Canosio, roughly 30–45 minutes by road depending on the hamlet. Dronero is the nearest town of size, with everyday shops and services, and Cuneo is the main city for wider services. The valley is known for hiking, Occitan culture and scattered stone hamlets.