Rustico in vendita a Vione - ise503/t3234
Vione - Via Vallaro A Vione, in caratteristica zona residenziale, proponiamo fabbricato di antica costruzione disposto su due livelli, con tipiche murature in pietra e struttura lignea originale. Attualmente censito come deposito (C/2), rappresenta un'interessante opportunità di recupero e riqualificazione. Piano…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The building is explicitly registered as deposito (C/2), so it is not currently a legal dwelling; that is a veto red flag. At 82 sqm and completely to renovate with no systems, the estimated renovation is about €1,100/sqm, bringing effective cost to roughly €1,868/sqm versus a €389/sqm baseline.
More on the house and the area
This is a very atmospheric old stone-and-timber mountain building in a pretty Alpine village setting, with real rustic character and a nice hillside backdrop. But it is not currently a usable home: the listing says it is a C/2 storage building, completely to renovate and without systems. Dreamy as a project, yes; dreamy to live in now, no.
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 – €48,000
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.
- Completely to be renovated
- Currently registered as storage (C/2), not a home
- No bathroom/kitchen or utility systems shown
- Livability depends on full conversion and permits
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 82/100The cluster is in the upper Valle Camonica in the central Alps, with the Adamello group to the west and the mountains of the Stelvio side toward the north-east. The Oglio river runs down the valley floor. The Parco dell’Adamello begins close by on the western side of the valley and protects a large alpine area of high peaks, glacial terrain, woods and pasture. The nearest ski lifts are at Ponte di Legno and the Tonale area, roughly 10–20 minutes by road depending on the access point. Ponte di Legno is the nearest town of size in daily use, with shops, services and a long-established mountain tourism base. The area is known for alpine pasture landscapes, stone villages of the upper Camonica valley, and access toward the Adamello and Tonale mountain routes.