Rustico/casale in Via Giuseppe Verdi 4
VAPRIO D'AGOGNA: proponiamo in vendita cascina indipendente con oltre 1.500 mq di giardino. La cascina si sviluppa al piano terra, dove troviamo la zona giorno composta da un ampio e luminoso soggiorno e una cucina abitabile. Salendo al piano superiore, tramite una scala esterna, troviamo una grande tettoia aperta e un'ampia camera matrimoniale. Proseguendo al secondo e ultimo piano, troviamo...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
Price 79,000 EUR for 85 m2 (929 EUR/m2); with estimated modest works at 200 EUR/m2 the effective price is ~1,129 EUR/m2 — about 4.3× the regional median of 260 EUR/m2, so it reads as overpriced for Piemonte. The listing does not state the property's condition or year, which reduces confidence.
More on the house and the area
Lovely, solid farmhouse with a big private lawn (≈1,500 m²) and open field views — great for someone wanting country living. The house is lived-in and structurally intact but fairly basic inside; the large open barn is a handsome historic feature that will need work to convert. Excellent value if you want a usable home with garden and room to improve.
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€6,000 – €9,000
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.
- Large covered barn/tettoia is a raw brick space that needs renovation to be useable.
- Interiors are dated with basic finishes and exposed conduit — cosmetic and systems updates likely required.
- Only simple bathrooms/kitchen shown — expect some refurbishment to modernise.
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 42/100This is the flat Novara plain between the Ticino valley and the rice country west of Novara. The Ticino River and the Parco del Ticino lie within reach to the east, with woods, river meadows and old gravel pits along the valley. Oleggio is the nearest larger town nearby, and Novara is the main city in the area with rail links, services and a historic centre. This part of the province is known for rice fields, irrigation canals and mixed farming.