Rustico da ristrutturare a Exilles cels-rif
EXILLES CELS RIF - Nel cuore di Exilles, in una delle località più suggestive dell'Alta Val di Susa, proponiamo in vendita una caratteristica soluzione rustica libera su due lati e disposta su due livelli, ideale per chi desidera realizzare una casa dal sapore autentico di montagna. L'immobile rappresenta un'ottima…
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
Although tagged as habitable, the description clearly says it is an 'ottima opportunità di ristrutturazione', so I treat it as a full restore at about €1,100/m². That puts the effective cost around €1,200/m² all-in (8,000 + ~88,000 renovation), well above the €352/m² local baseline, but the ultra-low entry price, 32 photos, and attractive Alpine/tourism setting support a still-solid speculative renovation play rather than a bargain home.
More on the house and the area
The setting is very atmospheric: a stone alpine borgo with mountain views, old arches, slate roofs and even a charming village fountain. But the photos show only exterior/common-area character and a rough rustic shell feel, not a ready home. Dreamy location, yes; realistically livable as-is, not yet.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Needs full renovation despite the 'habitable' label
- No interior photos proving a usable kitchen/bathroom/livable rooms
- Tight village access and no obvious private outdoor space
- Likely mountain-village constraints on works and parking
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 upper Susa Valley with the Cottian Alps around it. The Dora Riparia runs through the valley. The Gran Bosco di Salbertrand Regional Park is nearby on the valley side between Chiomonte and Salbertrand. The nearest ski lifts are in the Via Lattea system around Oulx and Sauze d’Oulx, roughly 20–30 minutes by road, with Claviere and Montgenèvre farther up the valley toward the French border. Susa is the nearest town of some size down-valley, with rail services, Roman remains and the main valley services; Oulx up-valley is the practical service centre for the upper valley and has the station for trains toward Turin and France. The area is known for its alpine valley landscape, cross-border route through the Moncenisio and Fréjus corridors, and the local Ramìe mountain wine grown on terraces around Chiomonte.