Rustico indipendente con giardino
Nella collina di Verrayes, a pochi minuti dalla statale, disponiamo di rustico completamente libero su quattro lati e disposto su tre livelli con giardino. La casa è esposta a Sud con ottima vista panoramica. Al piano terra dispone di ex stalla, al piano rialzato di due locali e al piano superiore fienile. Completa…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Rustico with ex-stable (stalla) on ground floor and hayloft (fienile) upstairs — clearly not habitable as-is, needs full renovation. At \u20ac300/m\u00b2 vs baseline \u20ac369/m\u00b2 it's only ~19% below median, a modest discount for a rustic requiring gut renovation (~\u20ac1000-1400/m\u00b2). Total \u20ac30k + ~\u20ac120k reno = ~\u20ac150k, near or above finished market value. Free on four sides, panoramic south exposure, garden, and proximity to ski areas are pluses. Missing condition, year, and energy class. Fresh listing (1 day). Fair, not a steal.
More on the house and the area
Alpine stone-and-plaster rustico in the hills of Verrayes, Valle d'Aosta, free on all four sides across three levels with a ~40sqm garden. Main draw is the panoramic south-facing Alpine view over the valley toward snow-capped peaks (photos 9-10 are genuinely striking). At €30k / €300 per sqm it's a strong bargain, near ski areas (13-50km). However interior condition is rough: bare rooms, wood-paneled spaces, ex-stable and hayloft needing full conversion, low ceilings. Exterior is characterful but modest. View and price drive the appeal; interior offers no wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
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.
- Full renovation required - property is a rustico in rough condition
- Low ceilings (2.20-2.24m) per floor plans
- Ground floor is ex-stable, top floor is hayloft - not habitable as-is
- Interior photos show bare, unfinished spaces
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 on the central Valle d’Aosta slope under the Pennine Alps, with the main Dora Baltea valley close by. The Marmore is the nearest named river in this part of the valley, joining the Dora Baltea at Châtillon. The area is inside the mountain landscape of the Aosta Valley side valleys, with Torgnon and Saint-Denis above and Châtillon and Saint-Vincent as the nearest larger valley towns; these have everyday services, rail access in Châtillon, and the casino and spa facilities of Saint-Vincent. The nearest ski area is Torgnon, reached by a mountain road in roughly 25–35 minutes, with larger lifts in the Valtournenche-Cervinia direction farther on. Fénis and its castle are nearby in the lower valley, and the area is known for vineyard terraces on the adret, mountain pasture hamlets, and the broad alpine valley scenery of the middle Aosta Valley.