PORZIONE DI BAITA DA RISTRUTTURARE 85mq + TERRENO 3000mq
PORZIONE DI BAITA DA RISTRUTTURARE 85mq + TERRENO 3000mq - TORRIGGIA SOPRA 840m, VARZO. A Torriggia Sopra, frazione di Varzo a 840 m di quota, immersa nel verde di un paesaggio fiabesco con bella vista panoramica sui monti circostanti, proponiamo in vendita baita semindipendente, libera su tre lati, totalmente da…
What it really costs
See what needs doing and what each job costs
This is legally a dwelling (A/4) but explicitly totally to restore, with dry toilet, no internal water connection yet, and access only via a short path; I estimate about €1,100/m² renovation, bringing effective cost to roughly €1,565/m² (€40,000 + ~€93,500 works over 86 m²). That is far above the low Piemonte townhouse baseline of €353/m², though the 3,000 m² land, panoramic mountain setting and 44 photos support it as a real project rather than a trap.
More on the house and the area
The wow is real: a tiny stone hamlet setting with dramatic Alpine views, traditional piode roofs, and a charming wooden balcony makes this feel very dream-worthy. But the condition keeps it capped: it is a genuine renovation project, with basic rustic interiors, no modern bathroom setup, and water still to be connected inside. Beautiful place, real house volume, but not yet a comfortable home.
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€34,000 – €50,000
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.
- Totally to be renovated; not move-in ready
- Water is not currently connected internally
- Bathroom is currently a dry WC at cellar level
- Access is on foot from the parking area via a short path
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 78/100The cluster is in the Ossola Alps close to the Swiss border, with steep alpine slopes and narrow valleys immediately around it. The Diveria valley runs here, and the Simplon route climbs north from the valley floor toward the Simplon Pass. Alpe Veglia e Alpe Devero Natural Park lies within this part of upper Ossola, with high pastures, larch woods and alpine basins in the surrounding area. The nearest ski lifts are the small San Domenico di Varzo ski area, roughly a 20–30 minute drive depending on the hamlet. Domodossola is the nearest town of size, with rail links, services and a historic centre, about half an hour down the valley. This part of Ossola is known for alpine walking, border passes and high mountain pastures.