Casa bifamiliare in Vicolo Lambicchi
Nel cuore del vecchio borgo di questo incantevole paesino walser, proponiamo casa semindipendente completamente da ristrutturare, ideale per chi sogna una dimora dal carattere autentico da modellare secondo il proprio gusto. La proprietà si sviluppa su due livelli ed è completata da un ampio giardino con cascinale in…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €79,000 for 120 m², this house needs complete restoration, putting the estimated effective cost near €2,158/m² versus about €345/m² for comparable local stock. The historic village setting, garden, terrace and parking add appeal, but they do not offset the very high all-in cost.
More on the house and the area
A genuine Walser-borgo home with exposed timber beams, traditional furnishings, a generous covered terrace and striking snow-capped mountain views. The main rooms are roofed, floored and furnished, with a working-looking kitchen, bathroom and heating stove, but the property is clearly dated and the exterior, cellar and detached structures need meaningful renovation.
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€48,000 – €70,000
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 listing describes the house as completely needing renovation, despite the photographed rooms appearing usable.
- Exterior façades, roof edges, terraces and the detached outbuilding look dated and may require substantial work.
- The kitchen and bathrooms are functional but very old-fashioned; energy class G implies likely high running 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 78/100The cluster is in the lower Ossola, with the Lepontine Alps close around the valley and Monte Massone above the area. The Toce and the Strona di Omegna are the main rivers nearby, and Lake Maggiore begins a short distance to the south around Mergozzo and Baveno; Lake Mergozzo is also nearby. The western side of the Val Grande National Park is close to the area. The nearest ski areas are the lifts above Domobianca near Domodossola and the Mottarone area above Stresa, both roughly within an hour by road depending on the exact starting point and season. Gravellona Toce is the nearest larger town for daily services, and Verbania on Lake Maggiore has the fuller set of shops, hospitals and transport links. Ornavasso is known for its marble quarries and for the Sanctuary of the Madonna del Boden.