Villetta bifamiliare in Strada San Lorenzo, 32, Sant'Evasio - Cappellette - San Bernardo, Ovada,
In asta villa bifamiliare con giardino, allo stato rustico e posta su tre livelli e quindi composta al piano terra da: ingresso, soggiorno e cucina. Al piano primo troviamo: due camere da letto, balcone e bagno. Mentre al piano seminterrato: due locali cantina. Si riceve su appuntamento POSSIBILITÀ MUTUO 100%. Comprare…
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
- Bathroom
- Kitchen
See what needs doing and what each job costs
This is offered in a judicial auction (“asta”), which is a veto for normal resale assessment; asking €12,000 for 89 m² with estimated renovation €700/m² (≈€62,300) gives an effective cost ≈€74,300 or ≈€834/m².
More on the house and the area
Ivy-covered façade, old shutters and a small balcony give the building some rustic charm, and the price is a clear bargain. However the property is sold as a rustico (unfinished) and will need substantial work to become a liveable home.
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€17,000 – €31,000
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.
- Listed as "allo stato rustico" — interior likely unfinished with no fittings (kitchen/bathroom)
- No bathrooms shown in the listing; full renovation and utilities connection probable
- Overgrown vegetation on the façade — check for damp, climbing plants and possible structural or maintenance issues
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 68/100The cluster is in the lower hills between the Ligurian Apennines and the Alto Monferrato. The Stura di Ovada valley runs through the area and the Orba valley is close by. The Capanne di Marcarolo Regional Natural Park lies just south of Ovada, with wooded ridges, reservoirs and hiking country in the Apennine uplands. The nearest ski slopes are the small lifts at Pian del Poggio or the Ligurian Apennine stations farther south, all roughly around 1 to 1.5 hours by road and not part of the immediate landscape. Ovada is the nearest town of size, with a railway station, shops and services, and it is known for Dolcetto di Ovada wine country in the surrounding hills. Acqui Terme and the Genoa side of the Apennines are reachable for daily life but lie outside the immediate radius.