Casa indipendente in Frazione Bossietta 21
Ci troviamo nel comune di Ormea e più precisamente in Borgata Campo Comune, frazione ottimamente esposta e comodamente raggiungibile tutto l'anno tramite la strada comunale asfaltata. In circa 10 minuti di auto si raggiunge il centro del paese dove sono presenti tutti i servizi necessari. Trattasi di una casa libera su due lati e disposta su tre livelli. ...
What it really costs
See what needs doing and what each job costs
At €40,000 for 75 sqm, the asking price is €533/sqm versus a low internal baseline of €459/sqm in Piemonte country houses. With no clear claim of being renovated or immediately habitable from the text, I assume a standard renovation budget of about €700/sqm, making it a plausible but not standout rural project; positives are the solid photo set, terrace, year-round road access and services within 10 minutes.
More on the house and the area
The stone farmhouse exterior, vine-covered facade and old washhouse give it real rustic charm and genuine country-house character. Inside it is simple but usable, with a basic kitchen, fireplace room and furnished bedroom, so this feels like a livable house rather than a shell. The wow comes more from authenticity and price than from polished interiors or dramatic scenery.
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€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.
- Interiors are dated and need modernization.
- No proven standout view in the photos.
- Livability looks basic rather than turnkey.
- Only one bathroom for a three-bedroom house.
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 cluster is in the Ligurian Alps, with wooded valleys and limestone peaks around Ormea. The Tanaro river rises in this area and runs through the town. The Marguareis Natural Park lies nearby, covering a large karst and alpine area on the Piedmont-Liguria border. Small ski facilities are at Garessio 2000, roughly a 25–35 minute drive, with larger lifts much farther away. Ormea itself is a small mountain town with arcaded streets, basic services, and a historic centre. This part of upper Val Tanaro is known for mountain pasture, chestnut woods, and hiking on the Ligurian-Alpine divide.