Bifamiagliare Coazzolo
Per informazioni e visite contattate Ezio Balocco Tel. 3355883157 mail. baloccoezio@gmail.com C/o Agenzia Conti Immobiliare via Mandelli 1/C Alba (CN) Coazzolo IMMOBILE nel Cuore delle Langhe, a due passi dal Castello Nel cuore del comune di Coazzolo, a pochi passi dal celebre castello, proponiamo un…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Asking €87,000 for 300 m² but with an estimated €200/m² to modernize yields an effective cost of €147,000 (≈€490/m²), well above the local median of €350/m². The central Langhe location, pool and 30 photos are positives, however after renovation the price per m² makes this only a fair deal for investors.
More on the house and the area
A large, inhabitable town house right in the heart of the Langhe with genuine UNESCO hillside views and a private garden/pool — very desirable setting. The building is liveable now but the interiors and pool are dated and need refreshing to become a true dream home.
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€20,000 – €34,000
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.
- Interiors are dated and need renovation/modernising (floors, finishes, bathrooms).
- Swimming pool is neglected and requires cleaning/repairs before use.
- Exterior plaster, awnings and some shutters show wear and would benefit from maintenance.
- Property sits on a narrow village street so expect limited privacy/typical village noise/parking constraints.
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 82/100The cluster sits in the Langhe hills, with vine-covered ridges and small wooded valleys around Mango. The Belbo valley runs nearby. This is wine country known for Moscato d'Asti and for the broader vineyard landscape of the Langhe. Alba is the nearest substantial town, with services, rail connections and a historic centre. The Langhe-Roero and Monferrato vineyard landscape is a UNESCO World Heritage cultural landscape, and Mango is within that wine-growing area.