Casa bifamiliare in Via Fraciscio
Nel comune di Campodolcino, nella tranquilla e suggestiva frazione di Fraciscio, proponiamo in vendita una casa semi-indipendente da ristrutturare, di circa 110 mq. La proprietà si sviluppa su tre livelli oltre a un piano sottotetto e rappresenta un’ottima opportunità per chi desidera personalizzare gli spazi e creare la propria abitazione su misura. Dalla casa si gode di una vista panoramica...
What it really costs
See what needs doing and what each job costs
The house is explicitly described as da ristrutturare, so I estimate about €700/m² renovation; that brings the effective cost to roughly €1,196/m² (€60,000 + renovation on 121 m²), far above this catalog baseline of €405/m² for Lombardy townhouses. Good mountain setting and panoramic view help a bit, but on numbers alone this looks more like a fairly priced renovation project than a bargain.
More on the house and the area
The big asset here is the beautiful alpine setting: open meadow, forested slopes and mountain views give it real dream value. It is a genuine house, not a shell, with roof, windows and usable rooms, but it looks very plain and will need real updating to become attractive and comfortable. At this price and size, the setting does a lot of the wow work.
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€24,000 – €43,000
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.
- Needs renovation; interiors look basic and dated rather than move-in ready.
- Only limited interior rooms are shown, so kitchen/bath condition is unclear.
- Exterior is plain and not especially characterful.
- Mountain hamlet setting may mean more isolated access/services.
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 76/100The cluster is in the upper Val San Giacomo in the Lepontine Alps, with steep alpine slopes and high passes around the valley. The Liro stream runs through this valley system, and the Swiss border at the Spluga Pass is nearby. The area is part of the Valchiavenna mountain corridor, known for alpine pasture, stone villages and winter sports. Madesimo lies a few kilometres up the valley and provides the nearest ski lifts, with road access in about 10 minutes. Chiavenna is the nearest substantial town downvalley, with a full set of services and a well-preserved historic centre. The area is known for the Spluga route toward Switzerland and for mountain walking and skiing.