Belsito
Tribunale: Cosenza RGE: 152/2021 PVP: 4615674 Abitazione ai piani T-1. Dall’area di corte, attraverso un portico si accede ai 2 magazzini (di cui uno allo stato rustico) e all’abitazione. Dalla porta d’ingresso dell’abitazione si accede ad un disimpegno che permette l’ingresso al vano scala, bagno, cucina (con stufa a…
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 Cosenza), so it cannot be treated as a normal sale. Estimated renovation ~€700/m² gives total cost ≈€328k (≈€846/m²) vs regional median ≈€425/m², and the listing warns the photos are only indicative, reducing transparency.
More on the house and the area
The photos show attractive, recently-refurbished interiors and a photogenic historic townhouse façade, so it feels like a liveable, stylish home. However the official description says the building needs renovation and the agent warns images are indicative, so treat this as a bargain-sized renovation project until you see the real rooms and planimetry.
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€77,000 – €136,000
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.
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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 text states the property "Needs renovation" — the advertised condition may be far from the polished interiors shown in the photos.
- Ad listing includes a legal note that the photos are indicative and may not be the actual rooms of this property — verify real photos and planimetries before bidding.
- No outdoor views, garden or land shown; likely a town-centre multi-level building (confirm access, utilities and usable terraces).
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 cluster sits in the inland hills of the Savuto valley on the Tyrrhenian side of Calabria, with wooded slopes and small farmed ridges around the villages. The Savuto river valley is the main named landscape feature within reach. The nearest larger town is Cosenza, which has the full range of city services and a substantial historic centre. This part of Calabria is known for hill villages, chestnut and mixed woodland, and olive groves on the lower slopes.