Villa in Vicolo Manzoni, 2, Fresonara,
In asta villa con giardino, allo stato grezzo e posta su più livelli, composta al piano terra da: ingresso, soggiorno, cucina, bagno e scala per accedere al piano superiore, dove troviamo: due camere da letto. Al piano secondo troviamo: locale sottotetto. Al piano interrato: locale cantina. Si riceve su appuntamento…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is a judicial-auction listing and cannot be recommended for standard purchase. Price €10,000 plus estimated renovation €700/m² → ~€82,600 (total €92,600), effective ~€785/m² vs local median ~€306/m², so it is far above typical rebuilt-market value.
More on the house and the area
Very low‑price structural shell with roof and multiple levels but no finished interiors. Good as a budget renovation project near Fresonara, not move‑in ready — prepare for full works and auction-related costs.
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€23,000 – €41,000
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.
- Sold as an unfinished shell ("allo stato grezzo") — no interior finishes, bathrooms or fittings shown.
- Windows/doors appear missing and vegetation is overgrown; expect a full renovation (structure/insulation/plumbing/electrics) is required.
- Offered at auction — allow for auction fees, legal costs and checks on utilities/title 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 56/100The area sits in the lower Piedmont hills between the Orba and Lemme valleys, with mixed farmland, woods and low ridgelines rather than high mountains. The Orba river is nearby, and the landscape is shaped by its plain and the first rises of the Apennine foothills. The nearest larger town is Novi Ligure, which has the main services, rail connections and a substantial built-up area. Gavi is nearby and the area is known for Gavi wine from the hills around the fortress town.