Aprica vicinanze vendesi porzione casa da ristrutturare
Aprica vicinanze vendesi porzione casa da ristrutturare. Needs renovation, autonomo heating, caminetto, balcone, cantina, esposizione doppia.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €45,000 for 160 m², the renovation budget is roughly €112,000, bringing the effective cost to about €981/m² versus a local benchmark of €417/m². The mountain setting and useful features help, but the home needs substantial renovation and the listing does not say its construction year or energy class.
More on the house and the area
This is a genuine, generously sized alpine village house with characterful shutters, old woodwork, balconies, and a superb forested mountain view. The interiors are furnished and functional rather than a bare shell, but they are dated and would need substantial cosmetic and technical updating before becoming a polished dream home.
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€32,000 – €56,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The home is clearly usable but needs meaningful renovation and modernization, especially the kitchen, bathroom, finishes, and systems.
- Only one bathroom is shown for a 160 sqm, four-bedroom house.
- Access appears to be through narrow historic village lanes, with no private garden or parking visible.
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 76/100The cluster is in the upper Val Camonica, with the Adamello Alps close by and high alpine terrain around the valley head. The Oglio runs through Val Camonica. The Stelvio National Park reaches this part of the valley around Corteno and Aprica. The nearest ski area is Aprica, a short drive away on the pass, with lifts on both the Palabione and Baradello sides. Edolo is the nearest town of size, with rail terminus, schools, shops and everyday services; Tirano is also nearby over the pass and has the Bernina railway. Val Camonica is known for its long mountain valley landscape and for prehistoric rock art sites further down the valley, a UNESCO World Heritage listing.