Rustico/casale in Via Dosso Sotto 7
Rustico con terreno, Tartano In località Dosso Sotto, a Tartano, proponiamo rustico indipendente su due livelli, ideale per chi cerca una soluzione dal grande fascino autentico. L’immobile è composto da: •rustico su 4 livelli; •due stalle al piano interrato; •terreno di pertinenza antistante e sottostante. La proprietà…
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 explicitly a rustic farm building with two stables ('due stalle') and does not clearly present it as a legal dwelling, so it triggers a veto risk. Even ignoring that, at €16,000 plus a full-restore estimate of about €1,100/m² for 197 m², the effective cost is roughly €1,181/m², far above the €387/m² baseline.
More on the house and the area
This has real alpine wow: a dramatic stone house hanging over the valley, with a long balcony and beautiful mountain views in a tiny hillside borgo. The exterior is highly atmospheric and the structure appears roofed and standing, but the interiors are very basic and worn, with no usable bathroom and substantial work needed before it feels like a livable home. At €16k the price boosts the appeal, yet this is still more a romantic restoration project than an immediately usable dream home.
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€78,000 – €115,000
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.
- Needs major renovation before living in it
- No bathroom is shown and no kitchen is usable
- Some interiors are raw/damp and cellar spaces are very rough
- Steep hillside setting may mean difficult access and outdoor maintenance
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 is in the lower Valtellina, with the Orobie Alps immediately to the south and the Rhaetian Alps on the north side of the Adda valley. The Adda runs through this part of the valley. Morbegno is the nearest town of size and has a full set of daily services and a rail station on the Lecco–Sondrio line. The area is known for terraced viticulture on the sunnier side of Valtellina, mountain valleys opening toward Val Gerola and Val Masino, and local foods including Bitto cheese in the western Valtellina area. The nearest ski lifts are in Val Gerola around Pescegallo, roughly a 30–40 minute drive, and larger ski areas farther up the valley do not affect the score.