Dumenza : Casa semindipendente con baita annessa
Dumenza : Casa semindipendente con baita annessa. Habitable, autonomo heating, garage, caminetto, mansarda, taverna, esposizione esterna, balcone, impianto tv con parabola satellitare, cantina.
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 price €55,000 (€688/m2); estimated renovation €200/m2 gives an effective cost ≈€71,000 (≈€888/m2), about twice the regional baseline of €429/m2. The house is habitable with many photos and a garage/fireplace, but the effective €/m2 makes it overpriced for the area.
More on the house and the area
A very charming stone mountain house with authentic rustic character, terraces, outdoor stone oven and a clear stream/valley view — an evocative, photogenic exterior. Photos show a roofed, lived-in property with garage, cellar and usable outdoor space, so this is more a ready-to-enjoy country home than a ruin, making it a strong bargain for someone wanting an alpine retreat.
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€5,000 – €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.
- Rural/steep site with many steps — access and parking may be limited
- Likely needs some interior modernisation despite being listed as habitable
- Utilities/insulation level not shown — confirm heating/fuel and sewage connections
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 76/100The cluster is in the lower Veddasca valley on the slopes above Lake Maggiore, with the lake reached at Maccagno in a few kilometres. The area is part of the pre-Alpine belt on the Swiss border, with wooded ridges and valleys around Monte Lema and Monte Tamaro across the frontier. The Tresa river valley is nearby and links Lake Lugano to Lake Maggiore. The nearest town of some size is Luino on Lake Maggiore, which has rail links, ferry services and the usual shops and services for the upper Verbano. Maccagno con Pino e Veddasca on the lake has a marina and lakeside services. The area is known for its lake-and-mountain setting on the eastern side of northern Lake Maggiore and for cross-border access toward the Swiss canton of Ticino.