Porzione di baita a 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…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €40,000 for 35 sqm, the asking price is about €1,143/sqm; with a modest habitable-house adjustment of ~€250/sqm, the effective cost is roughly €1,393/sqm versus a low-stock baseline of €580/sqm, so it is not cheap on a like-for-like basis. The mountain-borgo setting and included land are positives, but this is a very small semi-rural baita portion with mezzanine sleeping space and a deposito room, which limits mainstream livability appeal.
More on the house and the area
This is a genuinely atmospheric stone baita in an authentic alpine hamlet, with beautiful slate roofs, old masonry and surrounding meadow/woodland. Crucially it is not a shell: there is a usable living-kitchen, stove, bathroom and sleeping loft, so it reads as a simple habitable retreat rather than a project. The wow comes more from the setting and exterior character than from interior comfort, which is very compact and rustic.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
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 with loft sleeping reached by ladder.
- Off-grid style setup: electricity is from photovoltaic system only.
- Interior is basic and low-ceilinged, more rustic cabin than full-comfort home.
- Mountain borgo access and year-round practicality may be limited.
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.