Rustico/casale in Sr38 48
TRICOLOCALE/RUSTICO NEL CUORE DI ARPUILLES La Tempocasa di Aosta propone in vendita IN ESCLUSIVA un suggestivo rustico situato nel centro storico di Arpuilles, in posizione comoda e facilmente raggiungibile in auto dalla strada principale. L'immobile, un tempo adibito ad ex latteria del paese, è attualmente censito in…
What it really costs
See what needs doing and what each job costs
The listing is an ex dairy building currently cadastral category F/2, which in Italy usually indicates a unit collabente/ruin requiring full restoration; at 100 sqm, a realistic restoration budget is about €110,000 (€1,100/m2), bringing effective cost to roughly €1,190/m2. The baseline is unusable here, so on absolute plausibility this is a high-risk full-rebuild project rather than a cheap livable home, despite the attractive €9,000 asking price and historic-center location.
More on the house and the area
The old stone ex-dairy has real alpine village character, with rough masonry, a tiny historic courtyard feel, and a very low price. But the photos show a bare rustic shell rather than a usable home, with unfinished interior space and significant renovation likely needed before anyone could live there. It is atmospheric as a project, not yet a 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€40,000 – €59,000
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.
- Category F/2 suggests a non-habitable unit needing full residential conversion.
- Interior appears raw and cluttered, with no visible finished rooms, kitchen, or bathrooms.
- Roof and structure look aged and may need major repair despite still standing.
- Steep village setting and sloped outdoor areas 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 74/100The cluster is in the upper Valpelline/Gran San Bernardo side of the Aosta Valley, with the Pennine Alps around it. The Buthier river system runs through this side valley and the main Dora Baltea valley is close by. The Gran San Bernardo route and pass are the defining corridor of the area, with high alpine slopes, conifer woods and pasture above the valley floor. Pila, the main ski area above Aosta, is the nearest substantial lift system and is reached by road to Aosta and the cableway in roughly half an hour; Crevacol on the Gran San Bernardo road is also nearby and usually a shorter drive. Aosta is the nearest town of size and has the full range of services as the regional capital, along with major Roman remains and the historic centre. The area is known for alpine pasture landscapes, Fontina production and the road connection toward the Great St Bernard.