Rustico/casale in Località La Ronchaille Dessous 19
Proponiamo in vendita ampio rustico indipendente da ristrutturare con ottima esposizione. L'immobile è disposto su più livelli ed è composto come segue: due cantine al piano seminterrato; tre camere, la cucina, il bagno e un ripostiglio al piano terreno; due camere, ripostiglo e locale di sgombro al piano primo; ampio…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Windows
See what needs doing and what each job costs
The €65,000 asking price is attractive at €270/m², but this 241 m² farmhouse is explicitly to be renovated; allowing roughly €900/m² brings the effective cost to about €1,169/m², far above the local €371/m² benchmark. The A/4 residential category and garden are positives, but the extensive multi-level renovation makes this a weak deal unless works are substantially cheaper than expected.
More on the house and the area
This is a substantial Alpine stone farmhouse with strong historic character, mountain glimpses, a traditional slate roof, and an attached garden. However, it is clearly a renovation project rather than a usable home today, with no interiors shown and visibly aged masonry, roof elements, doors, and ancillary structures.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€48,000 – €85,000
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.
- Substantial renovation is required; the property is explicitly sold as a rustico da ristrutturare.
- No livable interior, bathroom, kitchen, utilities, or structural condition is demonstrated in the gallery.
- The aging roof, exposed masonry, overgrowth, and deteriorated outbuildings need careful technical inspection.
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 central Aosta Valley under the Pennine Alps, with steep valley sides and high peaks visible from the Dora Baltea corridor. The Dora Baltea runs through the valley here. Mont Avic Regional Park lies to the south-east above the valley. The nearest major ski area is Monterosa Ski above Brusson, Champoluc and Gressoney, with access roads starting within about 10–15 km depending on which valley entrance is used. The nearest larger town is Aosta, which has the Roman theatre, city walls, the Arch of Augustus and full services. Verrès itself is known for the castle above the town, and Issogne Castle is nearby in the same stretch of valley. The lower Val d'Ayas opens here, one of the main side valleys of the region.