Baita/bungalow/chalet/trullo in Maslana
Proponiamo in vendita a Valbondione, nella caratteristica località di Maslana, piccolo borgo montano incastonato nel parco delle Orobie che ha mantenuto la sua autenticità tra case in pietra e tetti in ardesia, porzione di baita con terreni circostanti. Soluzione composta da zona giorno con tipico cotto e cucina economica a legna, spazio soppalcato adibito a zona notte e locale...
What it really costs
- Only a share of the property is for sale
See what needs doing and what each job costs
The listing explicitly says 'porzione di baita con terreni circostanti': at €40,000 for 35 sqm the ask is €1,143/sqm, but with a rough renovation allowance of about €700/sqm the effective cost rises to about €1,843/sqm. Baseline evidence is unusably weak, and this is a mountain hamlet property with surrounding land and only a portion of the building, which is a major liquidity/usability risk for a foreign buyer seeking a straightforward home.
More on the house and the area
This is a genuinely atmospheric little stone baita in an authentic alpine borgo, with beautiful slate roofs, old masonry and green mountain surroundings. The key difference from a mere shell is that it appears roofed, furnished and usable now, with a simple kitchen/living room, loft sleeping area and bathroom mentioned. The wow comes from character and setting more than comfort: charming and dream-worthy, but tiny and quite rustic for everyday living.
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€7,000 – €12,000
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.
- Very small at 35 sqm
- Rustic interior with low ceilings and ladder access to sleeping loft
- Mountain hamlet setting may mean limited car access/services
- Interior looks basic and likely needs updating despite being usable
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 81/100The cluster is in the upper Val Seriana under the Orobie Alps. The Serio rises here, and the Cascate del Serio are above the village; they are among the highest waterfalls in Italy when the dam releases water. This is inside the Parco delle Orobie Bergamasche. The nearest ski lifts are at Lizzola, a short drive up-valley from the main settlements of the comune. Clusone is the nearest larger town down the valley, with services and a substantial historic centre. The area is known for alpine hiking, summer pasture landscapes and winter access to the Bergamasque Alps.