Rustico con terreno e sorgente in posizione eccellente
Grande valore è l'accesso diretto dalla strada asfaltata, la presenza di una sorgente e il grande terreno pianeggiante con un leggero declivio verso sud. Il potenziale della struttura è enorme: situata a circa 1400 mt di altitudine, il contesto rurale, la luminosità naturale durante il giorno, rappresentano per questa…
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
Rustic farmhouse at 588 EUR/m2, well above the regional median of 264 EUR/m2, so it's ~2.2x baseline. It needs a complete renovation ('completa ristrutturazione'), effectively a ruin at 1400m altitude with no habitable systems, 0 beds/baths, no energy class or building year. Upsides: spring water, direct paved road access, large flat panoramic land, fresh listing (6 days). At 1400m, high-altitude mountain renovation is expensive (~1400 EUR/m2), so all-in cost approaches ~170k for 85m2 plus the land. Reasonable for a buyer specifically wanting a mountain refuge with land and water rights, but priced above local norms and the price likely reflects the land more than the structure. Fair, not a bargain.
More on the house and the area
A collapsed dry-stone rustico at ~1400m near Angrogna in Val Pellice. The buildings are essentially ruins (no roofs, partial walls, overgrown), so there is no interior or exterior wow at present. The genuine appeal is the setting: expansive panoramic views toward the Alps/Monviso, a large gently sloping south-facing meadow, a natural spring, and direct paved road access. Photos emphasize nature and mountain vistas rather than the structure. This is a land-and-potential play for a nature refuge or small agricultural project, priced at 50k. Charming for the right buyer but requires full rebuild.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,400/m², falls in this band.
Materials only, work you may do yourself€34,000 – €50,000
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.
- Complete ruin - only dry-stone walls remain, no roof
- Total reconstruction required
- No utilities visible; remote 1400m location
- 0 beds/baths, access road present but property is 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 72/100The cluster sits in the Val Pellice at the foot of the Cottian Alps. The Pellice river runs through the valley. The upper valley rises quickly toward alpine slopes and passes on the French border, and the Conca del Prà above Bobbio Pellice is one of the better known high meadows in this part of the Torinese Alps. The nearest local ski area is Rucas near Bagnolo Piemonte, roughly half an hour by road, with larger ski domains farther away in the Chisone and Susa valleys. Pinerolo is the nearest substantial town, with rail links, schools, shops and hospitals. The area is known for the Waldensian valleys and their religious and historical settlements.