Casa indipendente in Frazione Roy
Casa Indipendente in Frazione Roy di Fobello Scopri questa affascinante casa indipendente situata nella tranquilla frazione Roy di Fobello, un'opportunità straordinaria per chi cerca una proprietà con grande potenziale di sviluppo. L'immobile, risalente al 1800, combina il fascino storico con possibilità moderne di…
What it really costs
See what needs doing and what each job costs
At €68,000 for 330 m², the asking price is just €206/m² versus a €421/m² local baseline, which is a strong discount. But the description stresses 'potential of development/transformation' for an 1800 country house rather than current habitability, so I assume a renovation need of about €700/m², making it a promising but not turnkey deal.
More on the house and the area
This is a striking old mountain house in a wonderfully atmospheric hamlet, with stone buildings, steep green slopes and a real valley view. The exterior setting has strong dream value, and the timber-beamed interiors show authentic character, but the home looks very rustic and in need of substantial updating before it feels comfortably livable. At €68k for 330 m², the price adds a strong bargain effect.
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€65,000 – €116,000
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 look very basic and dated, needing significant modernization.
- Exterior plaster and balcony details show wear and likely maintenance needs.
- Remote steep hillside setting may mean tricky year-round access.
- Livability is not fully proven from the photos despite large size and 2 bathrooms listed.
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 upper Val Mastallone in the Pennine Alps, with steep forested slopes and high ridgelines close around the village. The Mastallone valley and the Sesia valley system shape the area, and the river landscape is part of daily life in the valley settlements. The Alta Valsesia e Alta Val Strona regional park is nearby in the upper valley area. The nearest ski lifts are in the Alagna Valsesia area at the head of the Sesia valley, roughly an hour's drive depending on conditions. Varallo is the nearest town of size in the valley, with services and the Sacro Monte di Varallo, a UNESCO site. The area is known for alpine valleys, stone hamlets and the historic connection of Fobello with mountain architecture and the Lancia family.