Via Torino, 84, Bene Vagienna
Tribunale: Cuneo RGE: 110/2023 PVP: 4625768 FABBRICATO IDENTIFICATO COME "AZIENDA AGRICOLA", COMPOSTO DA LABORATORIO ADIBITO A MACELLO/DISOSSAMENTO/DEPOSITI/IMBALLI E CELLE FRIGORIFERE A PIANO TERRA, AMPI LOCALI DI DEPOSITO (IN PARTE SU DUE PIANI), LOCALE RIPOSTIGLIO A PIANO TERRA, TETTOIA APERTA, AREA PERTINENZIALE…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Registered as agricultural or storage, not as a dwelling
- Sold at judicial auction
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
Offered at EUR 46,515 for 337 m2 (listed EUR 138/m2) but this is a judicial auction and the building is identified as an "azienda agricola" (slaughterhouse/deposits), so it cannot be used as a regular dwelling. Estimated conversion/renovation ~EUR 200/m2 would push the effective price to about EUR 339/m2, and the listing itself warns the photos are only indicative.
More on the house and the area
Lovely, open Piemonte farmland and rolling-hill views make this a very romantic rural plot with substantial agricultural buildings and an existing photovoltaic system. However the complex is set up as a working agricultural/slaughter facility (no residential rooms shown) and would need conversion and permit work to become a comfortable home — a real bargain for someone willing to renovate and reclassify.
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€22,000 – €37,000
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.
- Photos in the ad are indicative and may not show the actual building.
- Property is an agricultural/industrial complex (slaughterhouse/cold rooms) — conversion to a full-time residence will likely require permits and significant remodelling.
- Sale by auction: do thorough legal and technical due diligence before bidding; utilities/inspections may be unresolved.
- Listing shows no bedrooms/bathrooms — interior is configured for production/storage, not immediate living.
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 60/100The cluster lies in the rolling farmland of the lower Langhe at the edge of the Tanaro plain, with the Ligurian Alps visible to the south in clear weather. The Tanaro runs nearby, and the Stura di Demonte meets it at Cherasco. The nearest larger towns are Fossano and Bra, which provide rail links, shops and everyday services; Cuneo is the main provincial city farther south-west. Cherasco, a few kilometres away, has a preserved historic centre and is known for snails and chocolate. The wider area is known for wine hills around Dogliani and Barolo, but those core vineyard landscapes begin farther east.