Rustico/casale in Borgata Sant'Anna
LIMONE PIEMONTE, ci troviamo in Borgata Sant'Anna, piccola borgata contadina situata a poche centinaia di metri dal centro paese, punto di partenza di molteplici percorsi di trekking estivo, nella stagione invernale a pochi passi dalla fermata sulla strada provinciale della navetta invernale che collega agli impianti…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €39,000, this rustico requires substantial restoration despite an approved project, bringing the estimated effective cost to about €135,800 (€1,543/m²), far above the local €265/m² reference. The listing does not clearly reconcile the stated 88 m² with the described 67 m² cadastral area or specify the current condition; its proximity to Limone Piemonte and ski transport adds some location value.
More on the house and the area
The setting is genuinely beautiful, with a stone mountain farmhouse, broad alpine views, wooded slopes, meadows and excellent access to hiking and skiing near Limone Piemonte. However, the property appears to be a rustic shell being sold with a project rather than a usable finished home, so its strong visual appeal is offset by substantial renovation risk.
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€35,000 – €51,000
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.
- This is a renovation project/rustico, not a move-in-ready home; the listing describes an approved redevelopment plan.
- No interior photos are provided, so the condition of floors, utilities, kitchen, heating and bathroom cannot be verified.
- Mountain access, snow, drainage and construction logistics may significantly increase renovation costs.
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.