Rustico/casale in Via Pellanda
La Fenice Immobiliare propone in vendita a Cravegna di Crodo, in Via della Chiesa snc, un caratteristico rustico in pietra di 100 mq su due livelli, con sottotetto, giardino privato e terreno adiacente. Nel cuore della Valle Antigorio, a circa 850 m di altitudine, la proprietà gode di una posizione soleggiata e di una…
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
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The 100 m² property is currently registered as C/2 storage rather than a dwelling, and residential conversion is only a possibility subject to urban-planning checks and permits. At €76,000 plus roughly €70,000 renovation, the effective cost is about €1,460/m², far above the local €260/m² reference, with no certainty that it can become a legal home.
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€20,000 – €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.
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 sits in the Ossola sector of the Italian Alps (Lepontine/Pennine area). Mountain valleys and alpine peaks of the Ossola Alps lie within about 15 km. The Toce river runs along the main Ossola valley nearby. Parts of the Val Grande National Park and its wilderness valleys are in the broader Ossola area served from Domodossola. Nearest town of size is Domodossola (provincial market town) at roughly 8–12 km; Domodossola has a mainline railway with services to Milan and across the Simplon towards Switzerland, plus shops, a weekly market and hospital services. The surrounding valleys have mountain pastures, hiking routes and small local ski lifts; higher Alpine resorts (Monte Rosa area) are further away. The area has hydroelectric infrastructure and reservoir lakes in the higher side valleys (Antrona/Formazza sector).