Trilocale in Via Monte Rosa
Macugnaga, Abitato di Pestarena, la frazione delle miniere d'oro. L 'appartamento si trova in un complesso che ospitava gli uffici della miniera, ora completamente ristrutturato e trasformato in appartamenti. Appartamento a Piano Primo e ultimo nell'ala Ovest. Si tratta di un appartamento con ambienti molto grandi,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €800/m², the €80,000 asking price looks attractive, but partial renovation likely brings the effective cost to about €1,400/m²—more than double the €673/m² local benchmark. The large rooms, fireplace, garden outlook, parking and recoverable attic add value, but the mountain location and Energy Class G limit the upside.
More on the house and the area
A genuinely atmospheric alpine home with dramatic forested mountain surroundings, a communal garden, balcony, stone detailing, and a working fireplace. The 100 sqm apartment is a real, usable home with large rooms, two bedrooms, kitchen, bathroom, and heating, though it needs cosmetic modernization and some renovation. At €80,000, the setting, size, and former mining-complex character create strong dream-home appeal.
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, €600/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.
- Partially to be renovated, with dated kitchen and bathroom finishes.
- Energy class G and likely significant heating costs in this alpine setting.
- The apartment is in a shared complex and the mountain location may mean winter access and snow considerations.
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 upper Ossola at the foot of Monte Rosa, with steep alpine valley sides and high peaks enclosing the Anzasca valley. The Anza river runs through the valley. Macugnaga lies up-valley and is the nearest ski area, with lifts on the Monte Rosa side reached in about 20 minutes by road. The nearest town of size is Domodossola, which has rail links, services and a substantial historic centre, about half an hour away. The area is known for Walser settlements and for access toward the east face of Monte Rosa.