Rustico/casale in Campo Ragozzi
In posizione dominante, panoramica e soleggiata, a soli 50 metri dal parcheggio, proponiamo un caratteristico baitino indipendente da ristrutturare, ideale per chi desidera realizzare un rifugio immerso nella natura. L'immobile si sviluppa su due livelli: al piano terreno si trova un locale ad uso deposito impreziosito…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The text describes a 'baitino indipendente da ristrutturare' with a ground-floor room explicitly 'ad uso deposito', so there is concrete evidence it is not currently a lawful dwelling; at 40 sqm and €1,100/m² renovation, effective cost is about €1,725/m² (€25,000 + ~€44,000), far above the very low €263/m² baseline. Panoramic setting is a plus, but the non-residential/storage use is a veto red flag for buyers seeking a livable home.
More on the house and the area
This is a very atmospheric little mountain stone cottage with a glorious green valley setting, old slate roof, chimney and real alpine character. But it is not a ready home: the interiors are bare, damp-looking and primitive, with no bathroom or usable kitchen shown, so this is a romantic restoration project rather than somewhere you could comfortably live now.
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€16,000 – €23,000
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.
- Full renovation needed
- No bathroom shown
- Very small 40 sqm layout
- Access is pedestrian from parking
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 Valsesia under the Monte Rosa massif, with steep alpine valley sides, larch and beech woods, and high pastures above the built villages. The Sermenza torrent and the Sesia river system define the local landscape. Alagna Valsesia lies nearby and is one of the main access points to Monte Rosa, with the Monterosa Ski lifts about 20–30 minutes away by road from the villages of Alto Sermenza. This is Walser country, with scattered stone-and-timber hamlets in the side valleys and a strong mountaineering and skiing identity linked to Monte Rosa.