Rustico/casale in Frazione Cagiogno
Nella soleggiata frazione di Cagiogno vendiamo un caratteristico rustico completamente indipendente. Si tratta di un fabbricato ex rurale, oggi accatastato come deposito (categoria C/2), un tempo utilizzato a scopo agricolo, disposto su due piani di circa 54 mq lordi ciascuno. La costruzione conserva le…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The building is explicitly registered as deposito C/2, a former rural/agricultural outbuilding, so it is not legally a dwelling as advertised for residential buyers. Even before works, the ask is €278/m² vs a €263/m² baseline, and a full restoration would push the effective cost far above baseline.
More on the house and the area
This is a very atmospheric Alpine stone rustico with a beautiful piode roof, mountain backdrop and lovely natural setting. But it is not a ready home: the interior is essentially a raw storage shell with no bathroom, no finished living spaces and probable full conversion works needed. Dreamy to look at, yes—realistically a project rather than a place you could move into.
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€43,000 – €63,000
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.
- Currently a former rural store/deposit (C/2), not shown as residential
- No bathroom or kitchen shown; interior is raw barn-like space
- Likely full renovation/conversion project despite the intact stone shell
- Mountain/rural setting may mean access and utility setup need checking
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 78/100The cluster is in the upper Ossola, with the Lepontine Alps around it and steep valley sides above the Toce basin. The Toce river system runs through this part of the valley, and Crodo sits at the entrance to the Val Formazza side valleys. The Alpe Devero area and the Alpe Veglia e Alpe Devero Natural Park are within about 15 km, giving access to high alpine pasture basins, larch woods and glacial terrain. Domodossola is the nearest town of size, with rail services, shops and the main services for the Ossola valleys. This part of Ossola is known for mountain pastures, stone villages, mineral water springs and access to the Formazza high valleys.