Baita/chalet in Via lago d'elio s.n.c, Maccagno con Pino e Veddasca,
Baita/chalet in Via lago d'elio s.n.c, Maccagno con Pino e Veddasca,. Needs renovation.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Connections
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €37,000 plus estimated renovation (€700/m² = €31,500) the effective price is €68,500, i.e. €1,522/m² versus the local median €429/m², so the property is substantially above typical market value. The listing gives no bathrooms or energy class, which weakens the offer's transparency.
More on the house and the area
A very picturesque little stone baita tucked into mature woodland with original stone walls, slate roofing and ivy — great rustic character and a hint of a valley/mountain view. Photos show it as a mostly empty shell with a badly damaged roof and no visible services inside, so it’s a renovation project rather than a move‑in 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€9,000 – €16,000
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.
- Roof largely collapsed and many roof beams missing — major structural/roof rebuild required
- No visible interior fittings (no bathroom or kitchen) — full renovation/fit‑out needed
- Overgrown vegetation and ivy growing into walls — careful clearance and carpentry/stone repairs required
- Steep wooded site; access is by narrow road/track and may complicate construction logistics
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 84/100Lake Maggiore is at the cluster, on the eastern shore near the Swiss border. The lower slopes of the Lepontine Alps rise immediately behind the lakeside settlements, with narrow valleys climbing toward Forcora and the Veddasca. The nearest ski area is Forcora, above the lake, reached by road in about 20–30 minutes. Luino is the nearest larger town and has rail links, ferry services on Lake Maggiore and the main concentration of shops and services for this part of the upper lake. The area is known for the lake shore, steep wooded mountain backdrop and cross-border access toward the Swiss lakes and valleys.