Rustico su tre piani - Campertogno, frazione tetti
Nel comune di Campertogno - frazione Tetti - proponiamo in vendita ampio rustico di montagna su tre piani, immerso nella tipica architettura in legno e pietra Valsesiana. L’immobile necessita di qualche intervento di ristrutturazione L'edificio si sviluppa su tre piani collegati da scale interne e comprende: ampio…
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 €75,000 for 113 sqm, the asking price is €664/sqm; with a typical needs-renovation budget of about €700/sqm, effective cost is roughly €1,364/sqm. That is far above this platform baseline of €351/sqm for Piemonte townhouses, while the mountain hamlet setting adds charm but not enough to offset the pricing.
More on the house and the area
This has real alpine-borgo charm: a handsome wood-and-stone mountain house, a small garden, and lovely views over the church spire and green valley. It is a genuine livable house rather than a shell, with floors, kitchen, bathroom and furnished bedrooms, but the interiors are very dated and need meaningful modernization to become a dream home.
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€22,000 – €40,000
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.
- Interiors are dated and need renovation/refreshing.
- Only one bathroom is shown, and it looks old/basic.
- Some spaces are dark and likely have low comfort without upgrades.
- Access is via external stone steps and the house is vertically arranged over several floors.
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 77/100The cluster is in the upper Valsesia in the Pennine Alps, with Monte Rosa at the head of the valley. The Sesia river runs through the valley. Alagna Valsesia and the Monterosa Ski lift system are about 15 km up-valley, with lifts into the high Monte Rosa area. Varallo is the nearest town of size down-valley, with services and the Sacro Monte di Varallo, a UNESCO site. The area is known for alpine valley scenery and Walser settlements in the upper Valsesia.