Terratetto unifamiliare in Ceppo Morelli
CASA INDIPENDENTE CON GIARDINO E VISTA MONTE ROSA A CEPPO MORELLI Nel comune di Ceppo Morelli, in posizione tranquilla e immersa nel verde, proponiamo in vendita una casa indipendente circondata da giardino di proprietà, con una splendida vista aperta sul Monte Rosa, ideale per chi desidera realizzare una residenza di…
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 €65,000 for 137 sqm, the ask is €474/sqm, but this is explicitly completely to be restored, so estimated effective cost is about €1,574/sqm including ~€1,100/sqm renovation. That is far above the local stock baseline of €350/sqm; the Monte Rosa view and garden help, but not enough to offset the heavy renovation burden.
More on the house and the area
The setting is genuinely beautiful: a stone-and-plaster mountain house with garden, balcony and open Monte Rosa views feels very dreamworthy. But the interior condition is far from move-in, with dark raw storage-like rooms and no visible bathroom, so this is a serious renovation project rather than a usable home today. The scenery lifts it strongly, yet condition keeps it out of the top bands.
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€54,000 – €80,000
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.
- Completely to be renovated; interiors are not currently habitable.
- No bathroom is shown and fit-out appears missing/obsolete.
- Some lower-level rooms look very rough and damp, so renovation scope may be significant.
- Steep sloping site and mountain setting may limit easy everyday use.
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 84/100The cluster is in the upper Anzasca Valley in the Pennine Alps, with Monte Rosa at the head of the valley. The Anza river runs down the valley. Macugnaga and the Monte Rosa east face are within about 15 km, and the valley is one of the main access routes to that mountain group. The Alta Valle Antrona Nature Park begins nearby to the west, with alpine side valleys and reservoirs. The nearest ski lifts are at Macugnaga, roughly a 20-minute drive, with access to the Belvedere and Monte Moro areas. Domodossola is the nearest larger town, with rail services, shops and hospitals, about 35 km down-valley. The area is known for Walser settlements and alpine stone-and-wood villages linked to high-pasture routes.