Casa indipendente con rustico e bosco in vendita
CASA INDIPENDENTE CON RUSTICO E BOSCO IN VENDITA. Needs renovation, autonomo heating, garage, caminetto, esposizione esterna, armadio a muro, balcone, terrazzo, impianto tv con parabola satellitare, parzialmente arredato, cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
The €55,000 asking price is attractive at €215/m², but renovating 256 m² at roughly €700/m² implies about €179,000 of work, bringing the effective cost near €915/m² versus a local reference of €345/m². The independent heating, garage, cellar and outdoor spaces add utility, but the very large renovation burden makes this a weak deal.
More on the house and the area
This is a substantial mountain townhouse with dramatic Alpine views, a large panoramic terrace, traditional shutters, woodwork and an attractive stone-framed fireplace. The interior appears solid, furnished and usable rather than derelict, but the property is dated and needs meaningful cosmetic and maintenance work to become 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€51,000 – €90,000
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.
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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 dated and needs renovation, especially externally and on the terrace.
- Only one bathroom is listed for a very large 256 m² property.
- Terrace railings, plasterwork, wiring and roof condition should be inspected carefully.
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.