Rustici in Borgata Ferre, Roccabruna
ROCCABRUNA – B.TA FERRE: fabbricati rustici con giardino e terreno. Il fabbricato principale, ad uso residenziale, è libero su quattro lati e sviluppato su più livelli. Adiacenti i terreni di proprietà e altri fabbricati parzialmente o integralmente demoliti, utili per eventuale recupero di cubatura. La borgata è…
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 €25,000 for 150 sqm, the ask is only €167/sqm, but with a typical renovation budget of about €700/sqm the effective cost is roughly €867/sqm. That is well above the local cheap-stock baseline of €265/sqm, but the residential main building, panoramic setting, and possible volume recovery from adjacent partially demolished structures make it a potentially interesting renovation project rather than a bargain.
More on the house and the area
The setting is the main appeal: a sunny mountain borgata with greenery, land and a genuine panoramic valley view. The main farmhouse is roofed and still reads as a real house, but interiors are extremely basic and incomplete, with no bathroom shown and clear signs that substantial renovation is needed. Extra rustic buildings add character and potential, yet some are partly collapsed, so this feels more like a serious project than a ready 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€30,000 – €53,000
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.
- Major renovation needed; parts of the complex are partially demolished
- No bathroom shown and current habitability looks doubtful
- Roof/eaves and upper exterior elements look aged and fragile
- Mountain hamlet setting may mean practical access/services limits
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 68/100The cluster sits in the lower Maira Valley with the Cottian Alps close by and Monte Chersogno dominating the local skyline above the valley settlements. The Maira river runs through this part of the valley. Cuneo is the nearest town of size, with full services, a rail station and the main shopping and administrative functions for the area. Dronero is the nearest small centre with everyday services and the main historic town of the lower valley. This area is known for Alpine valley villages, woodland and pasture slopes, and for access up the Val Maira toward higher mountain country.