Rustico con terreno in vendita a Pieve Vergonte
Pura natura, silenzio assoluto e il fascino di un progetto unico da plasmare sui tuoi desideri! Immerso nel verde incontaminato delle Alpi italiane, a un’altitudine di 400 metri s.l.m., ti propongo in vendita un caratteristico casale/rustico in pietra e legno di 59 mq, accatastato come deposito (C/2), circondato da un…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
See what needs doing and what each job costs
At €16,000 (€271/m²), this 59 m² property is explicitly registered as a C/2 storage/deposit, not a dwelling, so residential use and conversion are not assured. It also requires a 300 m walk from parking and substantial renovation.
More on the house and the area
This is a highly atmospheric Alpine stone-and-wood refuge, with authentic rustic character, surrounding woodland and a secluded setting at a strikingly low price. However, it is legally a storage building with no listed bathroom and requires substantial work to become a genuine, fully usable home.
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€23,000 – €35,000
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 building is registered as a C/2 storage/deposit, not a dwelling, so residential conversion and permits must be verified.
- No bathroom is shown or listed, and utilities, heating, insulation and waste systems are unclear.
- The property is reached by an approximately 300 m woodland footpath from the parking area.
- Despite the furnished interior, the listing presents it as a renovation project rather than a move-in-ready home.
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 lies in the Ossola valley with the Lepontine Alps close around it. The Toce river runs through the valley here. Part of the area falls within Val Grande National Park, whose southern access points are near Vogogna. Domodossola is the nearest substantial town, with rail links, services and a historic centre. Vogogna itself has the Visconti castle and is listed among I Borghi più belli d'Italia. The wider area is known for Alpine valleys leading toward the Swiss border.