Casa indipendente
Scopri il fascino autentico e il potenziale illimitato di questa casa da ristrutturare situata a Roccapietra, una tranquilla e verdeggiante frazione di Varallo. Una soluzione indipendente ideale per chi desidera personalizzare la propria dimora in Valsesia, trasformando uno spazio storico in un'abitazione moderna e su…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
The €80,000 price looks low at €400/m², but the listing explicitly requires a complete renovation of systems, interiors and exteriors. With an estimated €220,000 renovation, the effective cost is about €1,500/m² versus €333/m² for comparable Piemonte homes, making this poor value despite the garden and tourist appeal of Valsesia.
More on the house and the area
A substantial traditional house with attractive old wooden doors, shutters, balconies, a private garden, and glimpses of the surrounding green hills. It is a real multi-level home rather than a ruin, but the current interiors are worn, cracked, and dated, requiring a complete renovation before comfortable living.
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€79,000 – €117,000
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.
- Complete renovation is needed, including systems, finishes, and likely moisture/crack remediation.
- The listing photos mix current rooms with staged 'interior design example' images, so the renovated interiors are not included.
- Energy class G; verify roof, structural condition, utilities, and renovation permissions.
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 72/100The cluster is in the Valsesia, with the Pennine Alps closing the valley to the north and lower wooded pre-Alpine slopes around the town. The Sesia river runs through Varallo. The Sacro Monte di Varallo above the town is a UNESCO World Heritage site. Alagna Valsesia, the main ski base under Monte Rosa, is up-valley at about 35 km by road, so it is outside the immediate area. Varallo is the main town of the middle valley and has a substantial historic centre and services for the surrounding mountain communities. The area is known for the Valsesia valley landscape and for the Sacro Monte pilgrimage complex.