Via Riforma, 44, Cosenza
Tribunale: Cosenza RGE: 22/2006 PVP: 4595447 Unità immobiliare sviluppata su due piani oltre al seminterrato. Superficie catastale di 323 mq. Il piano terra e il seminterrato costituiscono l'area oggetto del procedimento esecutivo. La corte circostante rappresenta uno spazio esclusivo d’uso dell’immobile oggetto di…
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 (occupied). At €63,019 for 353 m2 with an estimated €700/m2 renovation (total ≈ €310,119) the effective price ≈ €879/m2 versus a regional baseline of €255/m2, and the listing warns photos are only indicative, making this a risky auction purchase.
More on the house and the area
Very large, bright rooms with modern-looking finishes and a neat bathroom make this feel like a real, livable home. The huge size at this price is a strong bargain, but the auction status, occupancy and the stated need for renovation mean the true condition and costs are uncertain.
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€70,000 – €124,000
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.
- Property is offered in a judicial/auction procedure (RGE) — purchase subject to legal constraints.
- Listing states the unit "needs renovation" and is occupied; actual condition and access may be restricted.
- Advert notes that the photos are indicative and may not be the real images of the unit — verify real photos and planimetries before bidding.
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 55/100The cluster is in the built-up area of Cosenza, so the resident landscape is an inland city at the meeting of the Crati and Busento valleys rather than open countryside. The Sila massif rises to the east within this radius, with forested foothills and mountain relief visible from the city side. Rende is the nearest town of size in the same urban area, and the combined settlement has the university, hospitals, major retail and the main provincial services. The old centre of Cosenza sits on the hill above the modern city and is known for its historic core and the confluence of the Busento and Crati.