Bognanco
Tribunale: Verbania RGE: 1376/2019 PVP: 4647389 Diritto di piena proprietà di tre depositi e rudere di antico fabbricato. Bene 1 Bene N. 6 - Deposito. Bene 2 Bene N. 11 - Rudere di antico fabbricato sito in frazione Messasca. Bene 3 Bene N. 7 - Deposito Bene 4 Bene N. 3 - Deposito al piano secondo. VUOI…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Structure
See what needs doing and what each job costs
The €4,350 asking price covers three deposits and a ruined historic building sold through a judicial auction, not a legally habitable home. The listing also says the images are merely indicative, while substantial reconstruction would be required.
More on the house and the area
Despite attractive-looking sample interiors and historic-looking facades, these images are not of the property. The actual assets are deposits plus a ruin, so this is not currently a realistic home to live in and has essentially no proven dream-home appeal.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€34,000 – €50,000
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.
- The listing explicitly describes deposits and a ruin of an old building, not a habitable home.
- The photos are stated to be illustrative only and do not represent the actual property.
- No bedrooms, bathrooms, kitchen, or usable living space are documented.
- This is a court-auction purchase requiring substantial verification and likely major reconstruction.
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 78/100The cluster is in the Bognanco valley in the Lepontine Alps, with steep forested slopes, side hamlets and high ground rising toward the Swiss border. The Bogna stream runs down the valley to Domodossola and the upper Ossola basin. Part of the area falls within the Veglia-Devero Natural Park system, and the Alpe Monscera and San Bernardo areas give direct access to alpine pasture and hiking terrain above the valley. The nearest ski areas are small local lifts in the Ossola valleys and larger domains such as San Domenico, reached by a mountain drive of about 45 minutes from the valley floor. Domodossola is the nearest town of size, with rail links, shops, services and a substantial historic centre. The area is known for alpine spa history at Bognanco and for mountain walking routes into the Ossola high valleys.