Rustico/casale
Rovenaud-Valsavaranche Nella piccola e caratteristica frazione di Rovenaud, nel cuore di Valsavaranche, rustico semindipendente da ristrutturare con area verde privata. Il fabbricato al momento si sviluppa su quattro livelli dove al piano terra troviamo quattro belle cantine; al piano primo la parte abitativa…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
See what needs doing and what each job costs
At €15,000 (€94/m²), the asking price is very low, but the property is explicitly a rustico to renovate; allowing about €144,000 for renovation brings the effective cost to roughly €994/m², well above the local comparison level of €373/m². The recently renovated roof, private garden, and Gran Paradiso setting add value, but the listing does not say how many bathrooms there are or confirm full residential compliance.
More on the house and the area
This is a striking old stone-and-timber mountain farmhouse in the Gran Paradiso setting, with a beautiful private garden and dramatic alpine scenery. However, it is currently much closer to a rustic renovation project than a livable home: the interiors lack a bathroom, show extensive deterioration and storage use, and would need substantial rebuilding before occupation.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- Major renovation required; interiors are dark, damp-looking and cluttered, with deteriorated timber and masonry.
- No bathroom is shown or listed, and there is no usable kitchen or modern living infrastructure visible.
- Although the roof was reportedly renovated in 2020, several internal and ancillary structures appear rough or potentially unsafe.
- High-alpine access and climate at 1,540 m may make renovation and year-round living more demanding.
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 91/100The cluster is in the Gran Paradiso massif and inside Gran Paradiso National Park. The Dora di Valsavarenche runs through the valley and there are alpine meadows, conifer woods and high glacial slopes within the inhabited area. This is one of the main access valleys for Gran Paradiso, with trailheads for the high mountain terrain around Pont and the upper valley. The nearest ski lifts are the small alpine lifts at Pont Valsavarenche in the valley and the larger lift systems around Aymavilles-Cogne and the Aosta side, reached by a mountain drive. The nearest town of size is Aosta, which has full services and Roman monuments. The area is known for alpine mountaineering, hiking and ibex watching in the national park.