Terratetto plurifamiliare in Tirano
Terratetto plurifamiliare in Tirano. Needs renovation, autonomo heating, garage, balcone, terrazzo, parzialmente arredato, cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
At €375/m², the asking price is modestly below comparable local stock, but renovating 200 m² at roughly €700/m² implies about €140,000 in additional work. The effective cost is approximately €1,075/m², well above the local benchmark, despite the garage, terrace, balcony, cellar and mountain setting.
More on the house and the area
A substantial, genuinely usable mountain townhouse in a historic Tirano setting, with excellent Alpine views, stone architecture, balconies, terrace, garage, and multiple bedrooms. The home is furnished and functional rather than a ruin, but it needs meaningful updating and some moisture/maintenance work. At €75,000 for roughly 200 m², the space and setting create strong bargain 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Clearly dated interiors with visible moisture or peeling-paint issues in places.
- Roof, terrace, balcony, windows, and older heating/utilities should be professionally checked.
- Townhouse setting means limited privacy and no visible private garden.
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 is in the upper Valtellina, with the Rhaetian Alps and the Orobie Alps framing the valley. The Adda runs through the valley floor nearby. Stelvio National Park begins a short distance to the north-east around the Bormio side of upper Valtellina. The nearest major ski areas are Aprica, roughly 20 minutes by road, and the Bormio/Cima Bianca lifts, roughly 35 to 40 minutes. Tirano is the nearest town of size and has rail links, shops and services; it is also the Italian terminus of the Bernina railway, a UNESCO World Heritage route. The area is known for terraced vineyards lower down the valley, apple growing in the upper valley, and mountain access toward Bormio, Livigno and the Bernina side.