Terratetto unifamiliare in San Damiano Macra
Terratetto unifamiliare in San Damiano Macra
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €417/m², the asking price is already about 21% above the local €345/m² benchmark; allowing roughly €700/m² for the unspecified condition makes the effective cost about €1,117/m². The listing gives no information on habitability, bathrooms, bedrooms, or renovation needs, so the apparent low price is not yet a reliable deal.
More on the house and the area
A substantial traditional mountain townhouse with dramatic wooded Alpine scenery, old tiled floors, shutters, balconies, and a wonderfully lived-in Italian character. It is a real, furnished home with a working kitchen, bathroom, multiple bedrooms, and solid usable interiors rather than an empty shell, though modernization and likely exterior maintenance will be needed. At €50,000 for roughly 120 sqm, the setting and size create genuine 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€24,000 – €42,000
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.
- Interiors and kitchen/bathroom are very dated and would benefit from modernization.
- The roof and exterior finishes appear aged; a survey should check for maintenance or moisture issues.
- The house fronts directly onto a public road, with limited private outdoor space.
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 Maira Valley of the Cottian Alps, with steep wooded slopes, side valleys and higher alpine terrain within the local landscape. The Maira river runs down the valley. The area is part of the mountain system that leads toward the upper Valle Maira, which is known for stone hamlets, pastoral terrain and hiking routes. The nearest larger town is Cuneo, which provides the main services and rail connections for the valley. Skiing is not at the doorstep here; the small lifts and winter terrain of the upper Maira Valley are farther up-valley by car. This part of the valley is known for Occitan culture and mountain villages.