Rustico in Cumiana
In Borgata Morelli a Cumiana, semindipendente disposta su tre livelli, completa di posto auto di proprietà. L’immobile è interamente da ristrutturare e rappresenta una soluzione ideale per chi desidera realizzare un progetto di recupero e personalizzare gli ambienti in base alle proprie esigenze. Al piano terra è…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The text describes three generic 'locali' over three levels with 0 bathrooms, accessed by an external stair, and does not present it as a dwelling; this is a strong habitability risk. At €8,990 plus an estimated full restoration cost of about €107,800 (€1,100/m² for 98 m²), the effective cost is ~€1,192/m² versus a €263/m² baseline, so it is not cheap once works are included.
More on the house and the area
The old rural façade and timber galleries have authentic Alpine character, and at this price the bargain appeal is obvious. But this is a serious renovation project, not a ready home: interiors are bare, damp-marked and incomplete, with no bathroom and visibly decayed exterior structures. Dreamy for a restorer, not yet for someone wanting to move in and live.
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€39,000 – €57,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Entirely to renovate; not currently a usable home
- No bathroom shown or listed
- Upper wooden balconies/walkways look structurally poor
- Signs of damp and deterioration inside
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 lies at the mouth of Val Sangone, with the Cottian Alps immediately to the west and the lower wooded slopes of Monte Aquila and the Colle Braida side within the local landscape. The Sangone valley and its streams shape the area. The Orsiera-Rocciavrè Natural Park is nearby on the valley side above Giaveno and covers much of the mountain backdrop of this part of the valley. The nearest ski lifts are the small Pian Neiret area above Forno di Coazze, roughly half an hour away, while the larger Via Lattea resorts are much farther and do not belong to the immediate setting. Giaveno itself is the nearest town of size, with a substantial historic centre, services, and a role as the main settlement of the valley. The area is known for chestnut woods and for being the first Alpine valley reached from the Turin side.