Casa indipendente in Frazione Bosmenso Superiore 7
DESCRIZIONE GENERALE Nel cuore del caratteristico e silenzioso borgo di Bosmenso, a pochi minuti dallo storico centro di Varzi, proponiamo in vendita una splendida casa indipendente in sasso, libera su tre lati e finemente curata. Questa soluzione, abitabile fin da subito, rappresenta la scelta ideale sia come…
What it really costs
See what needs doing and what each job costs
At €89,000 for 90 sqm, the ask is about €989/sqm; assuming habitable condition from 'abitabile fin da subito', the effective cost is roughly €1,189/sqm including light works. That is well above the low-stock baseline of €575/sqm for Lombardia country houses, though the stone house, terrace and village setting support some value.
More on the house and the area
This is a genuinely charming stone village house with real character, a handsome exterior and some nice hill views from the upper windows and balconies. Crucially, it is not a shell: the kitchen, staircase, bedrooms and finishes all look complete and immediately livable, even if the style is somewhat old-fashioned. It feels like a real home you could move into now and gradually refresh.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €10,000
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 tidy and fully usable but a bit dated rather than truly stunning.
- Outdoor space is limited to balconies/terrace; no private garden or land shown.
- Views are pleasant village-and-hills outlooks, not dramatic panoramic vistas.
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 68/100The cluster is in the Staffora Valley in the Oltrepò Pavese, with the Ligurian Apennines close by and ridges rising south toward Monte Chiappo and Monte Penice. The Staffora river runs through the valley. The area is known for mixed wooded hills, small stone villages and the historic market town of Varzi, which has a substantial old centre and is known for Salame di Varzi. The roads over the passes connect toward Bobbio and the Ligurian side of the Apennines. The nearest ski area is at Passo Penice, roughly half an hour to three quarters of an hour by road depending on the exact hamlet.