Rustico da ristrutturare con area esterna
Nel comune di Piuro, in frazione Prosto, nella suggestiva e soliva zona di Palazzo Vertemate, proponiamo in vendita un bellissimo rustico libero su tre lati da ristrutturare. Questo immobile offre una superficie totale di circa 89 mq distribuiti su due livelli. La proprietà è completamente da ristrutturare, offrendo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Rustico (farmhouse) completely needing renovation at €1011/m2, which is ~2.6x the regional median of €382/m2. As a 'da ristrutturare' rustic building it is not currently habitable and will require full renovation (~€1000-1400/m2). Adding renovation to purchase price pushes total well above local baseline. Positives: independent entrance, 136m2 garden, free on three sides, 27 photos, scenic location near Palazzo Vertemate. Negatives: no energy class (exempt), no build year, weak/low baseline suggests rural low-value area, and price already high relative to market before renovation costs. Marginal investment unless renovation is modest or location commands premium.
More on the house and the area
Alpine stone rustic in Piuro (Val Bregaglia area), near the notable Palazzo Vertemate. Traditional dry-stone construction with rough-timber roof beams and slate-roofed neighboring structures give genuine historic character. Photos show sweeping green mountain valley views and a modest garden. However, the property is entirely gutted/unrenovated—weathered stucco, boarded shutters, no finished interiors shown, no bathrooms or bedrooms. Charm comes from setting and stonework rather than any finished wow. At 1,011 EUR/m2 in a scenic Lombardy mountain village it's a reasonable renovation project but not a bargain scroll-stopper. Solid appeal for restoration enthusiasts, ordinary-to-charming otherwise.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€35,000 – €52,000
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.
- Completely needs renovation
- No bathrooms or bedrooms currently
- Stone rustic requiring full restoration
- Small footprint (89 sqm)
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 Valchiavenna, with the Lepontine Alps and the first slopes of the Rhaetian Alps closing the valley on both sides. The Mera river runs through Chiavenna and the north end of Lake Mezzola is within about 10 km. The Riserva Naturale Pian di Spagna e Lago di Mezzola lies at the southern end of the valley. The nearest ski areas are at Madesimo and Campodolcino on the Spluga road, roughly 30–40 minutes by car. Chiavenna itself is the main town of the valley, with a substantial historic centre, services, rail terminus and the route north to the Splügen and Maloja passes. The area is known for the glacial valley landscape, chestnut woods on the lower slopes and the crotti built around natural cold-air fissures.