Vendita Casa 6 locali di 260m² - 23026 Ponte in Valtellina
VILLA INDIPENDENTE CON FABBRICATI ACCESSORI Nel caratteristico borgo di Casacce, frazione di Ponte in Valtellina, proponiamo in vendita un’affascinante proprietà indipendente immersa nella tranquillità della Valtellina, con una splendida vista aperta sulla valle e sulle montagne circostanti. Il complesso immobiliare,…
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
Asking 308 eur/m2 vs baseline median 405 is ~24% below market, a solid discount for a 260 sqm independent villa complex with garage, heating, panoramic mountain views. Fresh listing (1 day). Property is three separate buildings, giving flexibility (multi-family, B&B, holiday home). Downsides: needs renovation throughout, 1940 build on early-1900s masonry, only 1 bathroom, and the third building's upper floor requires urbanistic feasibility checks. Energy class and sea distance missing (inland Lombardia, not relevant). Renovation ~500 eur/m2 for a full but not structural refurbishment. Large usable area at low price with real value-add potential makes this an attractive but work-heavy buy.
More on the house and the area
A 260 sqm independent townhouse complex (three buildings) in a small Valtellina hamlet, priced low at 80k EUR (308 EUR/m2), signaling a bargain but requiring extensive renovation. Exterior shots show a plain 1940s stucco villa with brown shutters in a dense village, framed by attractive snow-capped Alpine mountains — the main appeal is the panoramic mountain/valley setting. Interiors are dated and empty: brown-tiled kitchen with floral tiles, worn wood floors, an old stone/wood fireplace. The scale (three fabbricati, garage, terrace) plus low price gives some potential upside for a B&B or multi-family project, but nothing visually striking. Overall ordinary with modest bargain and view appeal, tempered by heavy renovation needs and only one bathroom.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€30,000 – €51,000
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.
- Needs full renovation across all three buildings
- Single bathroom for 260 sqm / 4 beds
- Dated tiled interiors and old fireplace
- Overgrown vegetation and neglected yard
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 Valtellina, with the Bernina Alps to the north and the Orobie Valtellinesi to the south. The Adda river runs along the valley floor. The Orobie Valtellinesi Regional Park begins on the south side of this part of the valley. Aprica is the nearest ski area of size, about 25 minutes by road, and Chiesa in Valmalenco is another lift base at about 30 minutes. Sondrio is the nearest town of size, with rail services, shops and hospitals. This stretch of Valtellina is known for terraced vineyards on the sunny slope above the valley.