10170 - Borgosesia frazione fornace - rustico da ristrutturare in vendita
BORGOSESIA – FRAZIONE FORNACE A pochi minuti dal centro di Borgosesia, in una tranquilla zona residenziale, proponiamo in vendita una casa indipendente di fine Ottocento con circa 180 mq di superficie e terreno privato di 430 mq. Un immobile dalle ampie potenzialità, ideale per chi desidera realizzare una residenza…
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
This is explicitly a full restoration project: 180 sqm at €65,000 plus about €1,100/sqm renovation gives an effective cost near €1,461/sqm. That is far above the local baseline of €263/sqm for cheap-stock farmhouses, so despite the decent size and private land, the asking price is weak for the amount of work needed.
More on the house and the area
This has real old-house potential: a long 19th-century facade, tiled roofline, full-length balcony and a sizable private rear garden. But the current reality is a heavily neglected shell needing integral renovation, so the wow comes more from what it could become than from a home you could live in now. At €65k for 180 sqm, the bargain effect is strong if you want a serious project.
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€71,000 – €105,000
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.
- Complete renovation needed; long-abandoned and not currently a usable home.
- Exterior shows significant wear to balcony, roof eaves and facades.
- No interior photos, so bathrooms/kitchen/services are unproven.
- Rear garden is private but not directly accessible by car.
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 67/100The area sits in the Valsesia, with the Pennine Alps and the Monte Rosa massif up the valley to the north. The Sesia river runs through Borgosesia. The Alta Valsesia Natural Park begins farther up the valley around Alagna and Rima and is outside the immediate surroundings. The nearest ski lifts are those of Mera above Scopello, roughly half an hour by road, with the larger Monterosa Ski lifts at Alagna farther up the valley. Within the local area the main centre is Borgosesia itself, which has the usual services and an industrial valley-town character, while Varallo nearby has a substantial historic centre and the Sacro Monte di Varallo, a UNESCO site. The area is known for the Valsesia valley landscape and for textile manufacturing in the lower valley.