Ampio monolocale a Lanzada (Valmalenco)
Ampio monolocale a Lanzada (Valmalenco). Needs renovation, caminetto, esposizione esterna, terrazzo, arredato.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
See what needs doing and what each job costs
At €60,000 (€1,200/m²), the estimated renovation brings the effective cost to about €95,000, or €1,900/m²—roughly 2.5 times the local comparison level of €764/m². The terrace, fireplace and Valmalenco setting add appeal, but not enough to offset the renovation burden.
More on the house and the area
A genuinely charming mountain home with a dramatic Valmalenco backdrop, traditional shutters, extensive wood paneling, and a substantial working-looking fireplace. The interior is furnished and clearly usable rather than a shell, but it is old-fashioned and will need meaningful updating, while the terrace needs restoration.
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€10,000 – €18,000
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.
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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.
- The apartment is dated and needs renovation, especially the bathroom and finishes.
- The terrace is large but visibly weathered, mossy, and overgrown.
- Only a studio layout is shown, with no separate bedroom; utilities and roof condition should be verified.
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 Valmalenco in the Bernina Alps, with high alpine terrain immediately around it. The Mallero river runs down the valley. Much of the area is inside or against the buffer of Parco delle Orobie Valtellinesi, and the upper valley leads toward the Bernina massif on the Swiss border. The nearest ski lifts are the Alpe Palù/Caspoggio-Valmalenco lifts at Chiesa in Valmalenco, about 10 minutes by road. Sondrio is the nearest town of size, with rail services, hospitals and full shopping, about 20 minutes down the valley. The area is known for alpine hiking, climbing and winter sports, and for soapstone and serpentine from Valmalenco.