Rustico in Cuorgnè
Si propone in vendita privatamente, senza agenzia, un rustico situato a Cuorgnè, nella frazione di Salto, località Moriane Inferiore. L'immobile si sviluppa su due livelli, piano terra e primo piano, con una superficie complessiva di 119 mq² distribuiti su 3 locali e un bagno, con cantina adiacente. La proprietà è…
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
At €23,000 (€193/m²), the purchase price is low, but renovation including the absent heating system could bring the effective cost to roughly €94,000, or €993/m², far above the €263/m² local comparison level. The listing is in a rural hamlet and does not state the building’s legal residential status or energy performance.
More on the house and the area
A genuinely usable two-level country house with attractive arched spaces, a fireplace, a sunny yellow façade, private outdoor space, and a pleasant mountain backdrop. It is not a polished dream home: the interiors are dated, cluttered, and in need of renovation, with no installed heating, but the €23,000 price and 586 m² of land give it strong project-and-lifestyle appeal.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€23,000 – €42,000
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.
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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.
- No fixed heating system; only a wood-burning fireplace is shown.
- The house needs renovation and the interiors are dated and heavily cluttered.
- The bathroom is basic, and the outbuildings appear rough and utilitarian.
- Shared courtyard and access arrangements should be verified.
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 62/100The cluster is in the Canavese at the mouth of the Valle Orco, with the Graian Alps closing the northern horizon and the first Alpine slopes starting immediately above the plain. The Orco river runs through the area. The Parco Nazionale del Gran Paradiso begins farther up the valley, with its nearest access around Ceresole Reale beyond the 15 km radius. Cuorgnè is the nearest town of size for daily needs, and Ivrea is the nearest larger centre with a railway station, hospitals and a fuller set of services. The area is known for the transition from the Canavese plain to the Alpine valleys and for hydroelectric valleys farther up the Orco basin.