Appartamento 2 locali, 53 m² in Via Capoluogo 75, Lillianes
Appartamento in asta a LILLIANES (AO) – Via Capoluogo 75 (CAP 11020) L'appartamento in asta è situato al secondo piano di un edificio residenziale di tre piani, ubicato nel Comune di Lillianes, in Via Capoluogo n.75. La zona è caratterizzata da un contesto civile abitativo e offre un ambiente tranquillo. L'immobile è…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
The €23,830 asking price is attractive at €450/m², but estimated renovation brings the effective cost to about €1,150/m², well above the €765/m² local comparison level. The listing has 18 photos and useful features such as a fireplace and high ceilings, though it does not state the building year, energy class, or bathroom details.
More on the house and the area
A charming mountain-village home with exposed stone, old timber details, a cozy wood-lined mansarda, and a glimpse of the dramatic Aosta Valley landscape. The roof, floors, kitchen, and main living areas appear substantially usable, but the property is not move-in ready and the absent bathroom is a major practical concern.
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€11,000 – €19,000
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.
- No bathroom is shown, and the facts list 0 bathrooms.
- Needs renovation, with unfinished/rough areas and significant clutter.
- Auction purchase: verify utilities, permits, habitability, and total acquisition costs.
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 74/100The cluster is in the Lys Valley under the Monte Rosa side valleys, with steep Alpine slopes, larch and chestnut woods, and high pasture above the village level. The Lys river runs through the valley. Much of the upper valley is in the Mont Mars Nature Reserve and the wider Monte Rosa mountain area begins just up-valley, with the main ski lifts at Gressoney-Saint-Jean and Staffal roughly 20–35 minutes away by road depending on the base station. Pont-Saint-Martin is the nearest larger town down-valley, with everyday services and rail access; Aosta is the regional capital farther away. The area is known for Walser settlements in the upper Lys Valley and for the historic stone footbridge at Pont-Saint-Martin.