Rustico/casale in Via Federico Tonetti 3
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
See what needs doing and what each job costs
This is a full restoration project ('recupero integrale') on 180 sqm: estimated renovation cost is about EUR 1,100/sqm, bringing the effective cost to roughly EUR 1,461/sqm including purchase. That is far above the low internal baseline of EUR 263/sqm for Piemonte farmhouses, but the absolute entry price is still plausible for a large detached late-1800s house with 430 sqm of private land and good photo coverage.
More on the house and the area
This has appealing late-19th-century proportions and, after restoration, could become a very handsome village house with a pleasant garden. But in its current state it reads as a neglected shell needing major work rather than a usable home. The low price for 180 sqm adds appeal, yet the wow is mostly potential, not present-day livability.
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.
- Full integral renovation needed; not currently a livable home
- Visible deterioration to facade, balcony and roof/eaves
- No interior photos, so bathrooms/kitchen/utilities are unproven
- Front garden is small and roadside rather than private-rural
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.