Baita in Maccagno con Pino e Veddasca
Costa 85.000 euro è indipendente è una baita ed è libera subito. Valveddasca - Armio a breve distanza dalla suggestiva località passo Forcora , in vendita caratteristica baita di vacanza Sviluppata su due piani comprende: * soggiorno con camino, angolo cottura, balcone e una cameretta a livello strada pedonale…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable 85m2 baita at \u20ac1000/m2 vs a median of \u20ac579/m2 \u2014 roughly 73% above baseline. The property is genuinely livable (fireplace, balcony, garden, separate taverna) and move-in ready, with 65 photos supporting the description, so it's not a trap. But the asking price sits well above local norms. The baseline sample for a small mountain hamlet is thin, so the premium partly reflects the desirable vacation-baita location at 900m altitude near Passo Forcora rather than pure overpricing. Fresh listing (6 days). Minimal renovation needed since it's habitable \u2014 mostly cosmetic/seasonal upkeep. Net: a fair-to-decent property but priced at a notable premium over comparable stock.
More on the house and the area
Alpine baita in Valveddasca at ~900m near Passo Forcora. Main draws are the open valley/mountain views (visible from the separate cottage with portico, photo 2) and the terraced private garden immersed in nature. The independent chalet has cozy but very dated all-wood-paneled interiors with stone fireplace—charming rustic character but nothing renovated or striking. Exterior is a plain white-rendered village house. Solid habitable condition at €1000/m² is fair rather than a standout bargain. Appeals as a summer mountain retreat; overall pleasant and characterful but not a scroll-stopper.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €14,000
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.
- Watermarks obscure several photos
- Dated 1980s-style wood-paneled interiors
- Small single bathroom, mountain village setting with limited winter access
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 73/100The cluster is in the Veddasca valley on the slopes above Lake Maggiore, with the Lepontine Alps immediately around it. Lake Maggiore lies within about 10 km in a straight line, and the local landscape is steep wooded mountainsides cut by narrow valleys. The area is close to the Swiss border, with the higher alpine valleys of the Canton Ticino just beyond the ridge. Luino is the nearest town of size, on Lake Maggiore, with daily services, rail links and a known lakeside market. Monteviasco is known as a small mountain hamlet reached on foot from the valley side, giving this area an unusual pattern of settlement for Lombardy. The nearest significant ski areas are across the border in the Ticino Alps and farther away, so they do not define the immediate setting.