Rustico/casale in Via Gorizia 23 /3
Casa Indipendente da Restaurare nel Cuore di Buttogno Scopri questa affascinante casa di paese indipendente situata nel centro della frazione di Buttogno, un'opportunità unica per chi desidera creare la propria dimora personalizzata. Con una superficie commerciale di 115 m² commerciali distribuiti su tre piani, questa…
What it really costs
See what needs doing and what each job costs
This is a full restoration project: at €55,000 for 115 m², the asking price is €478/m², but with an estimated €1,100/m² renovation the effective cost is about €1,578/m². That is far above your low-stock baseline of €263/m² for Piemonte farmhouses, but the independent village-center setting in Val Vigezzo and the solid photo count make it a credible restoration play rather than a red-flag listing.
More on the house and the area
There is some Alpine village character here, especially the stone-slab roof, old fireplace and simple traditional facade. But the house is clearly a restoration project: the interiors are dark, tired and cluttered, with an outdated bathroom and kitchen and signs of neglect. It feels like a real old house rather than a ruin, yet not currently an appealing live-in dream home without major work.
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€46,000 – €67,000
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 restoration project, not move-in ready
- Dark, cluttered interiors with visible damp/age wear
- Only modest village setting and no meaningful views shown
- Likely upgrades needed to kitchen, bathroom, systems and finishes
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 Valle Vigezzo in the Lepontine Alps, close to the Swiss border. The Melezzo Orientale runs along the valley floor, and the valley rises quickly to alpine pastures and forested slopes with higher rocky ridges above. Val Grande National Park lies just south of the valley, with its mountain wilderness beginning within the surrounding ranges. The nearest ski area is at Santa Maria Maggiore and Malesco in the valley, with the larger Domobianca lifts above Domodossola farther away. The nearest town of some size is Domodossola, which has rail links, services and a substantial historic centre. Santa Maria Maggiore, a few kilometres away, is the main centre of the valley and is known for its old centre and the Vigezzina railway toward Locarno. The area is known for alpine valley landscapes, mountain hamlets and cross-border links into Ticino.