Casa indipendente in Strada Provinciale 10 4 -24
Nel comune di San Bartolomeo, Val Cavargna, proponiamo casa di paese disposta su due livelli così composta: piano terra zona giorno, scala che porta al piano primo dove troviamo bagno con vasca e camera matrimoniale, al piano secondo altra camera. L'immobile necessita di qualche lavoro di ristrutturazione. Impianto di riscaldamento assente.
What it really costs
See what needs doing and what each job costs
At €29,000 for 76 sqm, the asking price is €382/sqm, but the house needs renovation and has no heating, so I estimate about €750/sqm of works, for an effective cost around €1,132/sqm. That is well above the local low-end baseline of €575/sqm, but the absolute entry price is low and the description suggests a real dwelling rather than a non-habitable unit.
More on the house and the area
This is a real, usable village house rather than a shell, and the low price helps its appeal. The stone exterior and wood floors/ceilings give it some rustic character, but the setting is tight and there are no views or outdoor wow elements. Livable with kitchen and bathroom in place, yet it clearly needs upgrading and heating before it feels comfortable as a full-time home.
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, €750/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€15,000 – €27,000
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.
- No heating system is present.
- Needs some renovation/refreshing.
- No meaningful view or outdoor space shown.
- Top-floor room and bathroom have low/sloping ceilings.
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 72/100The Lepontine Alps are around San Bartolomeo Val Cavargna, in the upper Val Cavargna close to the Swiss border. The valley is cut by the Cuccio stream, and Lake Lugano lies just south at Porlezza, within about 15 km. The area is tied to the mountain valleys above the north end of Lake Lugano rather than to the Como lakeshore. The nearest substantial town is Porlezza, which has everyday services on the lake; Lugano in Switzerland is farther but important for work and access. This is a mountain hamlet area known for alpine pastures, chestnut woods lower down, and small stone villages in a border valley.