Baita/bungalow/chalet/trullo in Val Nuvola
Lamon – Casera storica in pietra con 10.000 mq di bosco (Già accatastata Abitazione) Nella suggestiva piana di Lamon, lungo la direttrice verso San Donato e il Passo Broccon (a circa 1.000 m s. l. m. ), proponiamo in vendita una caratteristica casera storica in roccia locale, immersa nella tranquillità e circondata da oltre 10.000 mq di terreno boschivo...
What it really costs
See what needs doing and what each job costs
This is €588/m² asking, but with a likely renovation budget of about €700/m² the effective cost is roughly €1,288/m² for an 80 m² historic stone casera. The baseline is weak (only 2 comps at €507/m²), so the score relies more on plausibility: the large woodland plot adds value, but the mountain location and unclear habitability/condition keep it only fair.
More on the house and the area
The stone casera has authentic alpine character and a lovely secluded woodland setting, with a very photogenic exterior. But inside it is essentially an unfinished rustic shell/barn with rough spaces and no visible bathroom, so this is a restoration project rather than a usable home today. At the price, the charm-to-cost ratio is appealing, but livability is currently low.
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€16,000 – €28,000
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.
- Complete renovation needed before it is realistically habitable.
- No bathroom or finished kitchen is shown.
- Interiors are raw barn-like spaces with rough floors and basic openings.
- Mountain/woodland setting may mean more isolated access and utility setup.
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 area sits in the southern Belluno mountains between the Belluno Dolomites and the Cismon and Vanoi valleys, with alpine ridges and forested slopes around the basin of Lamon. The Piave basin is nearby and the Cismon valley is part of daily geography here. The Belluno Dolomites National Park lies close by to the north-west, and the nearest substantial mountain centres are Feltre and Fiera di Primiero. The nearest ski lifts are the San Martino di Castrozza–Passo Rolle area, roughly an hour by road, and they are outside the immediate 15 km landscape. Feltre is the nearest town of size, with a walled historic centre, services and rail connections. Lamon is known in Veneto for the Lamon bean, recognised as IGP.