Casa indipendente in Ss631 di Valle Cannobina
VALLE CANNOBINA, LOCALITA' SOLGIA: Vendesi abitazione singola di 170mq su 3 livelli più rustico adiacente entrambi da ristrutturare. L'abitazione si raggiunge camminando su una mulattiera in circa 15 minuti dalla strada principale, un tempo frazione abitata da più nuclei famigliari, ora usata come seconde case vacanza, per chi ama il verde e la montagna. L'abitazione abitata fino a 3 anni...
What it really costs
See what needs doing and what each job costs
At €20,000 for 170 sqm, the asking price is just €118/sqm versus a low-stock baseline of €455/sqm in Piemonte country houses, which is a very strong discount. The house and adjacent rustico are described as da ristrutturare, so I used about €700/sqm renovation; access is only via a 15-minute mule track, which tempers an otherwise standout price.
More on the house and the area
This has real mountain-borgo atmosphere: stone outbuildings, chestnut-beam interiors, a rustic kitchen with fireplace, and a wonderfully secluded woodland setting. Crucially it is not a bare shell—the main house has floors, kitchen and lived-in rooms—but it looks dated and needs meaningful renovation, while the annexes are more clearly project space. The wow is the romantic, off-grid-feeling hamlet life at a very low price, tempered by difficult access and modest current comfort.
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€34,000 – €60,000
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.
- 15-minute pedestrian access on a mule track from the main road
- Main house is habitable-looking but clearly needs renovation/refreshing
- Only one bathroom shown/listed for a large 170 sqm house
- Adjacent rustico/outbuildings appear partly derelict and add project complexity
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 Cannobina valley in the Lepontine Alps, with steep wooded slopes and small stone hamlets above the Cannobino stream. The valley runs down to Lake Maggiore at Cannobio, about 10 km away, which is the main nearby town with a lakefront, services and ferry links. The area is inside the Val Grande National Park buffer area and close to the park itself, one of the largest wilderness areas in Italy. The nearest substantial ski area is at Domobianca above Domodossola, roughly an hour's drive. Within this part of the upper Verbano the area is known for narrow alpine valleys, chestnut woods and old mule tracks linking scattered settlements.