Chalet indipendente con giardino
Immersed in the quiet of Rosone, a hamlet of Locana, we offer for sale a characteristic mountain baita (chalet) developed over several levels, ideal as a holiday home, a retreat for nature lovers or an investment for tourist rentals. The property retains the authentic charm of alpine baite and is surrounded by…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
Fit to live in
€32,000 – €45,000
Mountain retreat buyer
A hands-on buyer who wants a private Gran Paradiso base will suit this house best. The stone walls, timber interiors, balconies and mountain view give it real character. It is less suitable for someone wanting easy access, low maintenance or a conventional year-round home.
See what needs doing and what each job costs
Is it a good buy: About what similar houses cost
It could pay back in about five to eight years if booked for 90 nights a year, before tax, fees, upkeep and empty periods. The Gran Paradiso and Ceresole Reale support niche holiday use, but the finished cost is close to the local asking market.
- What you end up payingAbout 34,000-50,500 EUR: 20,000 EUR purchase plus 14,000-30,500 EUR works
- What letting might bringAt 79-83 EUR a night, 90 booked nights would bring about 7,110-7,470 EUR yearly before costs
- Years to earn that backAbout 5-8 years against 34,000-50,500 EUR all in, before running costs
- How easily it sells againThere are 28 listings in Locana, so resale may take time; asking prices are not sale prices
Not ready to move into without checking and repairing the roof. The bathroom is fitted and appears usable, while the kitchen has a working-looking wood stove; the roof has slipped or missing slates and the damp storage room needs attention. Its strong points are the authentic stone-and-timber mountain character, private outdoor space and broad Gran Paradiso view.
- As it stands€20,000
- Fit to live in€32,000 – €45,000
- Settled in the first year€34,000 – €50,450
- Roof repair€12,000 – €25,000
Several slate roofs show slipped, broken or missing slates, so make the coverings and vulnerable timber weather-tight before relying on the house.
about 120-250 EUR per m2 over an estimated 100 m2 of complex slate roof, including access and repairs instapro.it
- Wall repairs€1,200 – €3,200
Weathered render, local cracking and deteriorated mortar need patching and breathable finishing around the exposed stone elevations.
about 30-80 EUR per m2 over an estimated 40 m2 of rendered wall, excluding major structural stonework ediliziacrobatica.com
- Damp treatment€500 – €1,500
The lower storage or garage room has green staining and damp-looking walls and floor, so diagnose the water entry and renew the affected finish.
about 50-150 EUR per m2 over an estimated 10 m2 of affected wall, for injection or damp-proof treatment edilnet.it
- Garden clearing€300 – €750
The garden paths and terraces are heavily overgrown, with degraded timber and difficult access that need clearing before regular use.
about 2-5 EUR per m2 over an estimated 150 m2 of overgrown outdoor area instapro.it
- The electrical installation, earthing and consumer unit were not visible enough to judge.
- Water supply, drainage, hot-water production and winter freeze protection were not tested.
- The roof structure, flashing, gutters and actual water-tightness need an on-site inspection.
- The extent and cause of damp in the lower room are not confirmed.
- The foundations, retaining walls, balconies, external stairs and stonework connections were not surveyed.
- Interiors dated with heavy pine paneling
- Steep terraced access, remote hamlet
- Habitable but needs personalization
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. Photos checked 11 September.
The area around
Location score 78/100The cluster is in the Orco Valley in the Graian Alps, with steep alpine slopes and high peaks within the 15 km landscape. The Orco river runs through the valley. Gran Paradiso National Park begins just up-valley, and Ceresole Reale and the park access are within this radius. The nearest ski area is at Ceresole Reale, about 15 km up the valley. Cuorgnè is the nearest larger town down-valley, with everyday services and rail links toward Turin. This area is known for alpine hiking, mountaineering and for the approach to the Gran Paradiso massif.