Rustico/casale in Via Crosa
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?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Bathroom
See what needs doing and what each job costs
At €16,000 (€271/m²), the price is attractive versus comparable local listings, but the property is explicitly registered as a C/2 deposit rather than a dwelling. Its conversion into a legally habitable home is not established, and the rustic structure, off-road 300 m access, and lack of services suggest substantial renovation risk.
More on the house and the area
A highly atmospheric stone-and-timber mountain retreat with authentic rustic character, a fireplace, wooded private land, and an unusually secluded Alpine setting. The furnished interior appears usable for occasional stays, but this is legally a storage building and still a conversion/renovation project rather than a straightforward move-in 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.
- Registered as a C/2 storage/deposit, not a residential dwelling; residential conversion may be difficult or impossible.
- The listing presents it as a renovation project, and a compliant bathroom, utilities, insulation, and heating are not clearly verified.
- The house is reached by approximately 300 meters of forest footpath from the parking area, limiting everyday accessibility.
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 82/100The cluster is in the upper Anzasca Valley in the Pennine Alps, with steep alpine slopes and side valleys rising toward Monte Rosa. The Anza river runs down the valley. Macugnaga and the Monte Rosa east face are up-valley within about 15 km, and the area is known for Walser settlements and high-mountain pastures. The nearest town of size is Domodossola down-valley, with rail services, shops and hospitals.