Rustico in centro
Nel comune di Brusson, nella caratteristica frazione di Graines, proponiamo in vendita una porzione di rustico dalle grandi potenzialità. L'immobile rappresenta una soluzione ideale per chi desidera realizzare una caratteristica casa indipendente, recuperando il fascino dell'antica architettura valdostana. Composto…
What it really costs
- Only a share of the property is for sale
See what needs doing and what each job costs
The listing is for a 'porzione di rustico' made of 3 buildings to be completely rebuilt, including roof and slab, which signals a very heavy restoration and likely non-turnkey dwelling status. Effective cost is about €1,800/m² (€500/m² price + ~€1,300/m² renovation) versus a low-stock baseline of €370/m², so this is not a cheap livable-house deal.
More on the house and the area
The stone walls and tiny alpine hamlet setting have real old Valdostana character, and the exterior is very atmospheric. But this is clearly a full restoration project rather than a usable house: the listing itself says roof and slab must be redone, with no habitable interiors shown. Dreamy setting, yes—but for now it is a shell, not a home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Complete renovation required, including roof and floor slab
- No bathroom or kitchen shown; currently not a livable home
- Access appears via very narrow pedestrian lane
- Likely significant structural and utility work needed
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 82/100The cluster is in the Val d’Ayas under the Monte Rosa massif, with high alpine slopes and conifer woods around the valley floor. The Evançon runs through the valley. The area lies close to the regional system of protected alpine land linked to the Monte Rosa valleys. The nearest ski lifts are in the Ayas-Monterosa area around Champoluc and Frachey, roughly 10–15 km away by road. The nearest town of some size is Saint-Vincent in the lower valley, with services and motorway access. The upper Ayas valley is known for alpine pasture, larch woodland and access toward the Monte Rosa side valleys.