Rustico/casale in Via Centro 33
LA FENICE IMMOBILIARE PROPONE IN VENDITA CASTIGLIONE – VIA CENTRO 33 RUSTICO IN PIETRA DI 80 M² SU TRE LIVELLI CON VISTA SULLA VALLE € 14.000 Il fascino di un borgo di montagna, la pietra di una volta e un panorama da vivere ogni giorno. Nel cuore di Castiglione, frazione di Calasca-Castiglione, a pochi passi dalla…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €14,000 (€175/m²), the purchase looks cheap, but the completely uninhabitable 80 m² restoration could cost about €88,000, bringing the effective cost near €1,275/m² versus a €263/m² local benchmark. The listing also notes pedestrian-only access, no gas, no bathrooms, and required structural, roof, and planning checks.
More on the house and the area
This is a highly atmospheric stone-and-timber mountain property in a historic alpine village, with exceptional valley and mountain views, traditional roofs, balconies, and original materials. However, it is a serious restoration project rather than a usable home: some rooms retain floors and ceilings, but other areas are dusty, deteriorated, and lack a bathroom, so the €14,000 price mainly buys a spectacular setting and historic shell.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Completely requires renovation, including likely structural, roof, and systems work.
- No bathroom is shown or listed; the property is not currently move-in ready.
- Access is pedestrian via steep stone lanes from parking below.
- Attic conversion and final configuration require technical and urban-planning approval.
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 82/100The cluster sits in an Alpine valley of the Ossola area (high alpine terrain within about 15 km). The Toce river runs through the Ossola valleys and is the main local watercourse. The Parco naturale dell'Alpe Veglia e dell'Alpe Devero (regional natural park) lies within the local high ground and provides high pastures, summer hiking routes and alpine terrain. The surroundings include mountain pastures and marked trails used for hiking and seasonal mountain activities; larger downhill ski resorts are not inside the 15 km radius. Domodossola is the nearest town of size and provides regional rail connections, shops and hospital-level services.