Casa bifamiliare in Borgata Galliana
CARTIGNANO - BORGATA GALLIANA. Nel comune di Cartignano, all'interno della caratteristica Borgata Galliana in Val Maira, si propone in vendita un complesso immobiliare da ultimare inserito in un piccolo ed essenziale nucleo abitativo montano, situato a circa 2,5 chilometri dal centro paese e a 8,5 chilometri dal…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €45,000 price is €375/m², but the property is an unfinished shell without partitions, windows, finishes, or electrical, plumbing, and heating systems. With roughly €120,000 of remaining work, the effective cost is about €1,375/m² versus a local benchmark of €345/m², despite the renewed roof and utility connections.
More on the house and the area
This is a photogenic mountain hamlet complex with substantial stonework, old timber details, covered outdoor space, and glimpses of the Val Maira mountains. However, it is clearly an unfinished shell rather than a usable home: interiors are raw, cluttered, and lacking visible finishes and services. The setting and historic character are appealing, but the property is a serious reconstruction project.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Major renovation project with unfinished brick additions and raw interiors.
- No visible kitchen, usable bathroom, finished floors, or living spaces.
- Utilities, structural condition, access, and renovation permissions need careful verification.
- Mountain location may mean challenging winter access and higher construction 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 72/100The cluster lies at the foot of the Cottian Alps in the lower Maira valley, with Monte Chersogno and the first Alpine ridges close above the settled area. The Maira torrent runs through this valley system. Cuneo is the nearest town of size, with full services, rail connections and a substantial historic centre. Dronero is the nearest small town with everyday services and is the main gateway into the Val Maira. This part of the province is known for Alpine valleys, chestnut woods and mountain hamlets; the upper Val Maira farther west is a noted hiking area, but that is outside the immediate surroundings.