Baita/bungalow/chalet/trullo in Loc. Dossa
RUSTICO CON AMPIO TERRENO VALGEROLA- Loc. Dossa: Si propone un fantastico rustico da ristrutturare, indipendente sui 3 lati con circa 22.000mq di terreno/bosco, ideale per coltivazioni/allevamenti. Possibilità realizzo piccola struttura ricettiva. A 5 minuti da Morbegno, raggiungibile comodamente in auto. La richiesta è di € 55.000. Cl. En. "G" Epgl 416,63 kwh/m²a.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
The €55,000 purchase price is low at €275/m², but restoring 200 m² at roughly €1,100/m² brings the estimated effective cost to about €275,000 (€1,375/m²), before assigning value to the 22,000 m² of land. This is a substantial rural project, and the listing does not say whether the entire building is legally habitable or provide bathroom and condition details.
More on the house and the area
A photogenic old stone mountain farmhouse with strong rustic character, timber floors and an unusually large wooded meadow/forest setting. However, the listing explicitly describes it as a rustico da ristrutturare: some rooms are usable, but much of the property remains rough and it is not yet a comfortable, fully equipped 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€79,000 – €117,000
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.
- Substantial renovation is required across much of the 200 sqm rustic building.
- There is no clearly finished kitchen and the bathroom facilities appear very basic or incomplete.
- Roofing, utilities, structural condition and year-round access should be carefully verified.
- The large wooded 22,000 sqm plot will require significant maintenance.
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 lies in the Valtellina with the Orobie Alps to the south and the Lepontine and western Rhaetian Alps around the valley. The Adda runs through the valley floor nearby. Lake Mezzola is within about 15 km at the western end of the valley. This is the lower Valtellina, with Morbegno as the nearest town of size; it has a full set of services and a historic center. The area is known for terraced viticulture on the valley sides higher east in Valtellina, alpine valleys, and mountain food traditions including bresaola and Bitto cheese from nearby Val Gerola.