Baita/bungalow/chalet/trullo in Val di Rezzalo
A rare opportunity in the heart of one of the most intact and evocative valleys of the Alpine arc. In a commanding position in the magnificent Val di Rezzalo, we offer for sale a characteristic stone-and-wood baita, part of a small historic cluster, perfectly integrated into the landscape and enhanced by a…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSettled in the first year
€60,750 – €61,420
mountain retreat buyer
A mountain-retreat buyer suits this house best. It is a furnished one-bedroom chalet in a very remote valley, with excellent hiking scenery and a usable terrace. It is not suited to someone needing shops, services or easy transport nearby.
See what needs doing and what each job costs
Is it a good buy: About what similar houses cost
Fair at the asking price: it appears ready to use, but the remote location makes resale and letting uncertain. The lake is 15 minutes away, Bormio 63 minutes and Tirano 70 minutes. At 67 EUR a night, 90 nights would bring 6,030 EUR before costs, implying about ten years against the asking price.
- What you end up paying60,750-61,280 EUR including listed checks and 60,000 EUR asking price
- What letting might bringAbout 6,030 EUR a year if booked 90 nights at 67 EUR a night, before tax, fees and upkeep
- Years to earn that backAbout 10 years on 90 booked nights against 60,000 EUR, before tax, fees and upkeep
- How easily it sells againUncertain and likely slow: remote mountain property with no catalogue comparison
Lived in and usable today, with a complete tiled bathroom, usable kitchen and a visible solid-fuel stove. The restored stone-and-timber chalet has solar panels, a terrace and exceptional mountain views. Electrical safety, plumbing, roof watertightness and winter heating capacity still need on-site checks.
- As it stands€60,000
- Settled in the first year€60,750 – €61,420
- Roof inspection€240 – €600
Arrange a roof and flashing inspection because photographs cannot establish watertightness.
about 80-150 EUR per m2 for slate-roof work over a plausible 3-4 m2 localised repair area generalcover.it
- Electrical check€300 – €500
Have the small electrical system and earthing tested before regular occupation or letting.
about 300-500 EUR for verification and certification of one home up to 100 m2 quotalo.it
- Flue service€130 – €180
Clean and check the visible wood-stove flue before winter use.
about 130-180 EUR for one chimney cleaning in Lombardia gioelelospazzacamino.eu
- Plumbing check€80 – €140
Test water supply, drains and freeze protection because the photographs cannot show the pipework.
about 40-70 EUR per hour for a two-hour inspection cronoshare.it
- Electrical compliance and earthing are not visible.
- Water supply, drainage and winter freeze protection are not visible.
- The stove and flue are visible but their safety, output and legality are untested.
- Roof watertightness, insulation and concealed timber condition cannot be confirmed from photographs.
- Damp cannot be judged from the photographs.
- Very remote alpine location with likely seasonal access constraints.
- Interior is simple and compact rather than luxurious.
- Off-grid style setup suggested by solar panels, so utilities may be limited.
- Steep hillside setting may not suit easy year-round living.
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. Photos checked 11 September.
The area around
Location score 78/100The cluster is in the upper Valtellina, with the Ortles-Cevedale Alps close by and the Livigno Alps to the north. The Adda valley runs through this stretch of Valtellina. Much of the surrounding mountain area falls within Stelvio National Park, which extends across the slopes and high valleys around this part of the upper valley. Bormio, the main town nearby, has a substantial historic center, thermal baths and year-round services. The nearest ski lifts are around Bormio, roughly 15 minutes by car, with Santa Caterina Valfurva farther up the side valley at about 25 minutes. The area is known for Alpine valley farming and for Valtellina products such as bresaola and mountain cheeses.