Rustico da ristrutturare
FRAZIONE BERTESSENO | RUSTICO INDIPENDENTE DA RISTRUTTURARE IMMERSO NELLA NATURA In una posizione estremamente tranquilla e riservata, circondata dai boschi e dalla natura incontaminata, a pochi passi dalla Frazione Bertesseno del Comune di Viù, proponiamo in vendita un ampio rustico indipendente completamente da…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is only €9,000 for 250 sqm, but the text says just about 100 sqm is residential while over 150 sqm is deposito/magazzino, so much of the area is not clearly dwelling space. It is completely to restore, implying roughly €1,100/sqm renovation; even before verification of change-of-use potential, the storage-heavy layout makes this a high-risk buy.
More on the house and the area
This is a very atmospheric old mountain farmhouse with authentic stone walls, timber galleries and a lovely woodland setting. But the photos show a raw agricultural shell rather than a livable house, with barn spaces, rough interiors and visible roof issues. Dreamy as a restoration project, not yet a home you could realistically move into.
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€99,000 – €146,000
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.
- Completely to be renovated; not currently a usable home.
- No bathroom or kitchen visible.
- Roof structure shows gaps and likely significant repair needs.
- Upper balcony/walkways and some timber elements look fragile.
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 lies in the lower Susa Valley at the foot of the Graian Alps, with Monte Musinè and the first Alpine ridges close by. The Dora Riparia runs along the valley floor nearby. The area is part of the mountain belt that leads up toward the Colle del Lys and the Lanzo and Susa valleys. Small ski areas in the Valsusa are the nearest lifts, with Pian Neiretto around Coazze roughly 30–40 minutes away and the larger Via Lattea sector farther up the valley. Avigliana is the nearest town of some size, with a railway station, services, and the Lakes of Avigliana just under 15 km away. The Sacra di San Michele, on Mount Pirchiriano above the valley, is within the local area and is one of the main historic landmarks of this part of Piemonte. The surroundings are known for pre-Alpine woodland, valley villages, hiking, and for the historic corridor between Turin and France.