Casa indipendente in Via Pallanzeno 14
Nel cuore di Piedimulera, in posizione comoda ai servizi, La Fenice Immobiliare VCO propone in vendita un terratetto dal carattere storico, libero su tre lati, con 600 mq di giardino privato, piantumato e recintato. La casa offre circa 300 mq complessivi, di cui 170 mq calpestabili, e conserva particolari della…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €90,000 (€300/m²), the 300 m² house is fully described as needing renovation; using an estimated €1,100/m², the effective cost is about €420,000, or €1,400/m²—far above the local €336/m² reference. Its central location, 600 m² garden and historic features add appeal, but extensive works, single-glazed windows and limited heating make this a weak deal unless the renovation scope proves substantially lower.
More on the house and the area
This is a substantial historic mountain home with a dramatic Alpine backdrop, a 600 sqm private garden, stone staircase, wooden floors and a fireplace. It is not a ruin or empty shell, but the interiors are dated and the house needs a serious renovation before becoming a comfortable full-time home.
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€119,000 – €176,000
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 property is described as entirely needing renovation despite having usable kitchens, bathroom, floors and utilities visible in the photos.
- Only one bathroom is shown for a very large 300 sqm house, and the energy class is G with single-glazed wooden windows.
- The garden is substantial, but vehicle access and the possibility of creating parking require technical verification.
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 78/100The cluster lies in the Ossola valley with the Lepontine Alps close around it. The Toce river runs through the valley here. Part of the area falls within Val Grande National Park, whose southern access points are near Vogogna. Domodossola is the nearest substantial town, with rail links, services and a historic centre. Vogogna itself has the Visconti castle and is listed among I Borghi più belli d'Italia. The wider area is known for Alpine valleys leading toward the Swiss border.