Rustico con vista panoramica
L’immobile, ideale come seconda casa o punto d’appoggio per chi desidera allontanarsi dal caos cittadino, conserva il fascino delle abitazioni di un tempo e rappresenta un’ottima opportunità per realizzare una dimora dal carattere autentico. La proprietà è raggiungibile esclusivamente a piedi, caratteristica che…
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
At 209 EUR/m2 the price is ~40% below the regional baseline of 351 EUR/m2, which looks attractive on paper. However, key drawbacks weigh heavily: the property is accessible only on foot ('raggiungibile esclusivamente a piedi'), which severely limits usability, renovation logistics, and resale. It needs full renovation (built 1950, 'Needs renovation'), so budget ~450-550 EUR/m2 for a modernization. Energy class is missing. The panoramic hillside location, ~1000 m2 of woodland, cellar and balcony add appeal for a second home, but the pedestrian-only access and full-reno scope offset the discount. Net: a fair opportunity for a rural retreat buyer, not a diamond.
More on the house and the area
Modest hillside townhouse in a small hamlet near Cuorgnè with a genuinely appealing panoramic view over the valley and ~1000 sqm of mostly wooded land. At €23k (€209/m2) it's cheap, but the property needs full renovation, has peeling facades, and is reachable only on foot. Interior not shown. The view and low price provide the main draw, but the overall condition and ordinary architecture keep this from being a scroll-stopper.
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€13,000 – €21,000
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.
- Heavy renovation required throughout
- Accessible only on foot, no vehicle access
- Peeling exterior plaster and deteriorating outbuildings
- Adjoining stone structure appears semi-derelict
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 71/100The cluster is in the Canavese uplands at the edge of the Graian Alps, with wooded slopes and mountain valleys close by. The Soana valley and Orco valley are within this radius, and the western side of Gran Paradiso National Park begins nearby in the upper valleys. Ivrea is the nearest town of size, with a full service centre and the UNESCO industrial city of the 20th century linked to Olivetti. The area is known in general for chestnut woods, small alpine hamlets and the transition from the Canavese hills into the high valleys of the Turin Alps.