Rustico in Boccioleto
Rustico in Boccioleto. Needs renovation.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €20,000 for 40 m² but needs renovation: estimated €700/m² → renov. €28,000, effective price €48,000 (≈€1,200/m²) versus regional median €262/m², so materially overpriced. Listing is very brief and lacks key data (year, beds, energy class).
More on the house and the area
Lovely small stone building with traditional slate roof and authentic beams set on a secluded wooded slope, but the interior is a basic shell with roof gaps and no fittings. This is a bargain project for someone wanting to restore a characterful rural hut 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€8,000 – €14,000
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.
- No services visible (no kitchen/bathroom/electrics)
- Interior is a raw shell with dirt/debris and roof slats with holes
- Steep, wooded site — likely poor vehicular access
- Major renovation required to make habitable
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 74/100The cluster is in the upper Valsesia under the Monte Rosa massif, with steep alpine valley sides, larch and beech woods, and scattered hamlets on terraces above the Sesia basin. The Sesia river system is the main water feature of the valley. The Alta Valsesia and Alta Val Strona area is protected as part of the Alta Valsesia and Alta Val Strona regional park. The nearest ski lifts are in the Alagna Valsesia sector of Monterosa Ski, roughly 30–40 minutes by road, with smaller local lifts historically in the valley. The nearest town of size is Varallo, which has services and the Sacro Monte di Varallo, a UNESCO site. The area is known for Walser settlements in the upper valley and for access toward Monte Rosa.