Rustico/casale
Rustico indipendente su due livelli con giardino – Fénis, Località Fagnan Nel caratteristico borgo di Fagnan, nel comune di Fénis, proponiamo in vendita un rustico indipendente disposto su due livelli, completamente da ristrutturare. L’immobile offre ampie possibilità di personalizzazione ed è già organizzato negli…
What it really costs
See what needs doing and what each job costs
This 100 sqm farmhouse is priced at €38,000 (€380/sqm), but the description says it is completely to be restored, so I estimate about €1,100/sqm renovation, bringing effective cost to roughly €1,480/sqm. The local baseline is very weak (only 2 comps), so the score relies on absolute plausibility: the entry price is low and it is independent with garden in Fénis, but the full restoration burden keeps it from scoring as a strong deal.
More on the house and the area
The mountain setting is genuinely attractive, with open Alpine views and a stone borgo feel. But this is not a livable home today: it is a heavily damaged rustico with debris-filled interiors and a failing roof, so the dream here is mainly a full reconstruction project. The low price helps, but condition keeps the wow low.
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.
- Completely to be restored; interiors are raw and unusable.
- Roof is badly damaged/partly open, with collapse risk.
- No visible finished kitchen, bathroom or habitable rooms.
- Outdoor area is rough and overgrown rather than ready to enjoy.
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 area sits in the main Aosta Valley with the Graian Alps and Pennine Alps closing the valley on both sides. The Dora Baltea runs through the valley floor nearby. Fénis Castle is in the village; it is one of the best known medieval castles in Valle d'Aosta and the area is associated with the region’s chain of castles. The nearest town of size is Aosta, which has full services and major Roman monuments including the Arch of Augustus, the theatre and city walls. Pila’s ski area above Aosta is the nearest major lift system, reached in about 30–40 minutes by road to the gondola base. The surrounding valley is known for alpine agriculture, vineyards on the sunnier slopes and mountain tourism.