Edificio in Via Roma 6
Ampio Fabbricato Multilivello Frazionabile - Luserna San Giovanni Ideale per Riqualificazione, Bi/Trifamiliare, B&B o Operazione Lotto Unico In posizione tranquilla e riservata, proponiamo in vendita un’ampio fabbricato multilivello di eccezionale metratura complessiva, ca 500 mq, suddivisa su 3 livelli, oltre al…
What it really costs
See what needs doing and what each job costs
At €10,000 for 500 sqm the ask is just €20/sqm, far below the Piemonte palazzo baseline of €189/sqm, but the description points to a large multi-level building for full riqualificazione/frazionamento rather than a ready home. Using about €1,100/sqm renovation, the effective cost is roughly €1,120/sqm, so the huge discount on entry price is offset by very heavy works on an unusually large property.
More on the house and the area
There is some old-world borgo character in the stone roofs, arcades and multi-level courtyard complex, and the €10k price is eye-catching for 500 sqm. But this reads much more as a redevelopment compound than a home: exteriors are heavily tired, ancillary structures look rough, and the gallery does not show any finished, livable interiors.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€198,000 – €293,000
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.
- Major renovation project with visibly worn façades and neglected courtyard
- Some outbuildings/sections appear partially compromised and not readily habitable
- No bathrooms, kitchen or finished living spaces are shown in the photos
- Shared courtyard layout gives limited privacy and domestic charm
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 Cottian Alps rise immediately west of Luserna San Giovanni at the entrance to the Val Pellice, with Monte Vandalino and the Conca del Prà side of the valley among the nearby mountain terrain. The Pellice river runs through the valley floor. The nearest ski lifts are the small lifts at Rucas di Bagnolo Piemonte, roughly 30–40 minutes by road, while the larger Via Lattea ski areas are much farther and do not shape the immediate landscape. Torre Pellice is the nearest town of some size and has the main services of the valley. This area is known for the Waldensian valleys of western Piedmont, with a long Protestant historical presence centered on the Val Pellice.