Rustico in Fénis
Nel comune di Fénis, in posizione tranquilla e ben esposta, la casa indipendente è da ristrutturare, ideale per chi desidera personalizzare gli ambienti secondo le proprie esigenze. L'immobile si sviluppa su tre piani fuori terra, sottotetto compreso, oltre a un piano interrato il quale ospita una centrale termica, una…
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 €69,000 for 200 sqm, the ask is €345/sqm, but in 'needs renovation' condition a realistic renovation budget is about €700/sqm, bringing the effective cost to roughly €1,045/sqm. That is far above the local sub-€100k baseline of €361/sqm, so despite the independent house, garage and green area, this looks weak on price unless the renovation can be done much cheaper.
More on the house and the area
This feels like a real house rather than a shell: roof on, floors in, windows fitted, kitchen and heating visible, so it looks basically usable while needing significant updating. The mountain-village setting adds charm, with a bit of view and some private outdoor space, but the house itself is visually quite plain and the garden is scruffy. Good value for the size, though the wow comes more from potential and setting than from current beauty.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
Show more
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.
- Exterior is plain and tired rather than picturesque.
- Interiors are habitable in structure but clearly dated and need renovation.
- Garden/land is overgrown and will need clearing and regular maintenance.
- Only one bathroom shown, limiting immediate comfort for a 200 sqm house.
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 78/100The area sits in the main Aosta Valley with the Graian Alps and Pennine Alps closing the valley on both sides. The Dora Baltea runs through the valley floor nearby. Fénis Castle is in the village; it is one of the best known medieval castles in Valle d'Aosta and the area is associated with the region’s chain of castles. The nearest town of size is Aosta, which has full services and major Roman monuments including the Arch of Augustus, the theatre and city walls. Pila’s ski area above Aosta is the nearest major lift system, reached in about 30–40 minutes by road to the gondola base. The surrounding valley is known for alpine agriculture, vineyards on the sunnier slopes and mountain tourism.