Quadrilocale in Via Roncaglie 42
Lungo la strada che conduce al Parco del Gran Paradiso, appartamento sito al secondo piano sito a Locana. L'ingresso è sul disimpegno, mediante cui si raggiunge la zona giorno composta da cucina abitabile, luminoso soggiorno ed un servizio igienico; la zona notte ospita due camera da letto di generosa metratura con…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €32,000 (€276/m²), even allowing roughly €23,200 for light renovation, the effective cost is about €476/m² versus a €671/m² local benchmark. The apartment appears usable, with autonomous heating, two bathrooms, balcony, garage and a large mountain-view terrace near Gran Paradiso; the listing does not state its overall condition.
More on the house and the area
A genuinely livable 116 m² apartment with multiple balconies and a remarkable river-and-mountain panorama in the Gran Paradiso area. The home is spacious, heated, and has two bathrooms, but its dated interiors and weathered exterior make it more of a refresh project than a polished dream home. At €32,000, the combination of size and setting is exceptionally compelling.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €13,000
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 apartment is directly beside a public road, with likely traffic noise and limited privacy.
- Interiors are fully usable but dated, with worn finishes and walls needing cosmetic refresh.
- The building exterior and adjacent roof structures look tired and may warrant inspection for maintenance or moisture issues.
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 Orco Valley in the Graian Alps, with steep alpine slopes and high peaks within the 15 km landscape. The Orco river runs through the valley. Gran Paradiso National Park begins just up-valley, and Ceresole Reale and the park access are within this radius. The nearest ski area is at Ceresole Reale, about 15 km up the valley. Cuorgnè is the nearest larger town down-valley, with everyday services and rail links toward Turin. This area is known for alpine hiking, mountaineering and for the approach to the Gran Paradiso massif.