Via Avena, 24, Borgo San Dalmazzo
Via Avena, 24, Borgo San Dalmazzo. Habitable, autonomo heating.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €225/m² and an estimated €200/m² for a habitable property, the effective cost is about €425/m²—roughly 37% below the local €672/m² benchmark. The very short description and absence of stated rooms, bathrooms, and energy rating warrant verification, but the discount is substantial.
More on the house and the area
This appears to be a fully finished, habitable 100 sqm apartment with an exceptionally stylish kitchen, elegant panelled hallway, quality flooring, and a modern bathroom. The attractive apartment building adds curb appeal, while the €22,500 price is a remarkable bargain if the images and condition are genuine. It lacks a proven scenic view, private outdoor space, or distinctive historic Italian character.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €11,000
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.
- The gallery shows polished, highly finished interiors, but no bedroom is visible and the facts list zero beds and bathrooms.
- Verify that the photos depict the exact apartment rather than promotional or illustrative images.
- Check condominium fees, floor level, lift access, and the unusually low asking price.
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 Maritime Alps rise immediately southwest of Borgo San Dalmazzo, at the entrance to the Valle Stura and close to the Valle Gesso. The Stura di Demonte river runs through the area. The Parco Naturale delle Alpi Marittime begins within a few kilometres, with mountain roads leading toward the Argentera group and the French border. The nearest ski areas are Limone Piemonte and the lifts of the lower Valle Stura, roughly 25–40 minutes by road depending on the base station. Cuneo is the nearest town of size and has the main rail station, services and a substantial historic centre. The wider area is known for Alpine valleys, fortified mountain routes and access to the Maritime Alps natural park system.