Limone - frazione sant'anna
LIMONE - FRAZIONE SANT'ANNA. Needs renovation, autonomo heating, garage, taverna, porta blindata, esposizione esterna, balcone, terrazzo, impianto tv con parabola satellitare, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €39,000 (€443/m²), this farmhouse needs substantial renovation estimated at about €61,600, bringing the effective cost to roughly €1,143/m² versus the local €265/m² benchmark. The mountain setting, garage, terraces and panoramic view add appeal, but they do not offset the very high all-in cost.
More on the house and the area
A characterful stone farmhouse in a spectacular alpine setting, with mountain views, surrounding land and strong rustic appeal. The roofed structure appears to be a real house rather than a ruin, but it needs renovation, and the polished interiors shown are proposed renderings rather than proof of current livability.
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€17,000 – €31,000
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.
Show more
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.
- The property is explicitly sold as needing renovation; current interior condition is not shown.
- Several attractive interior and exterior images are architectural renderings, not photographs of the finished home.
- Mountain access, steep terrain and winter snow may make year-round use more demanding.
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 85/100The cluster is in the Maritime Alps, in the upper Vermenagna valley near the French border. The Vermenagna river runs through the valley. The Marguareis Natural Park lies immediately to the north and east, with the limestone massif of Monte Marguareis and a dense network of alpine valleys and karst areas within the local radius. Limone Piemonte is a ski resort and the Riserva Bianca lift system starts from the town, with other lifts spread across the slopes above the valley. Cuneo is the nearest town of size, with full services, rail connections and a substantial historic centre. The area is known for alpine tourism and for the road and rail route through the Colle di Tenda and Tenda tunnel toward France.