Rustico/casale in Località Pleod
FÉNIS (VALLE D'AOSTA) – ANTICO RUSTICO IN PIETRA CON TERRENO A POCHI PASSI DAL CASTELLO Nel cuore della Valle d'Aosta, a pochi passi dal suggestivo Castello di Fénis, proponiamo in vendita un affascinante fabbricato rurale storico in pietra, completamente da ristrutturare, con un grande potenziale per la realizzazione di una residenza di prestigio o di una struttura ricettiva di...
What it really costs
See what needs doing and what each job costs
This is a large 350 sqm historic stone rural building offered at €59,000 (€169/sqm), but it is explicitly completely to be restored, so the effective cost is about €1,269/sqm including roughly €1,100/sqm renovation. Baseline is very weak here, so I cannot lean on comps; the price is low in absolute terms and the location near Castello di Fénis helps, but the full restoration scope and unclear residential status keep it in fair territory.
More on the house and the area
This has real alpine romance: stone buildings, a dramatic spiral stair tower, mountain views and a setting near the Fénis castle. But the photos show a full restoration project rather than a usable home, with bare interiors and worn structure, so the wow comes more from character and potential than present livability.
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€139,000 – €205,000
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 renovated; interiors are raw and not currently livable
- Some exterior cracks and visibly aged structural elements need close survey
- Steep sloping land may limit easy everyday use
- Utilities/bathroom/kitchen readiness is not shown
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.