Rustico/casale in Via Alberoni
Cellio con Breia per chi ama la tranquillità, vendiamo casale in ottima posizione, immerso nel verde completamente indipendente, con strada carraia privata, e ampio terreno con alberi da frutta. La casa è disposta su tre livelli. Piano terra: tre ampi locali uso ripostiglio e cantina. Piano primo: soggiorno salone cucina, ripostiglio e bagno. Piano secondo due camere, ripostiglio, bagno di...
What it really costs
See what needs doing and what each job costs
The description states the ground floor has 'tre ampi locali uso ripostiglio e cantina', a strong legal-use warning for non-residential space; for this catalog that is a veto red flag. Even aside from that, with an estimated renovation cost of about EUR 700/m2, the effective cost is roughly EUR 1,153/m2 versus a low-stock baseline of EUR 263/m2, so it is not a value buy.
More on the house and the area
This has real dream-home ingredients: a detached farmhouse in greenery, wide mountain views, fruit trees, and a beautiful old painted ceiling inside. Crucially, it is a real house rather than a shell, with kitchen, bathrooms, floors and usable rooms already in place, though it looks very dated and in need of a substantial refresh. The long covered terrace is a big lifestyle asset and helps lift it into genuinely aspirational territory.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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.
- Interiors are dated and need modernization.
- Some exterior/terrace surfaces show wear and weathering.
- Bathroom quality looks basic and may need reworking.
- Not enough photos to confirm the full condition of all rooms.
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 76/100The cluster is in the hills between Lake Orta and the western shore of Lake Maggiore, with wooded slopes and prealpine ridges around the lower Strona valley. Lake Orta is within the local area, and Lake Maggiore is also close on the east side of the ridge. The nearest larger town is Omegna on Lake Orta, which has everyday services and rail links. Orta San Giulio, on Lake Orta, is one of I Borghi più belli d'Italia. This part of the province is known for lake scenery, forested slopes and small hillside villages.