Rustico in Arnad
RUSTICO INDIPENDENTE, ARNAD, VALLE D'AOSTA Nel cuore della Valle d’Aosta, TEMPOCASA TROFARELLO propone in vendita un rustico indipendente nel comune di Arnad, in una posizione che conquista fin dal primo sguardo, a due passi dal forte di Bard e da Saint-Vincent, vicina alle maggiori piste da sci e ai migliori sentieri…
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 €29,000 (€274/m²), the purchase price is low versus comparable local stock at about €369/m², but the advertised complete renovation would add roughly €116,600, bringing the effective cost to about €1,374/m². The listing does not clearly state the bathroom situation or energy performance, and some images are illustrative renders rather than the current condition.
More on the house and the area
This 19th-century stone farmhouse has genuinely dramatic Alpine mountain views, traditional slate roofs, extensive masonry character, and nearby garden/land. However, the photos show an original, heavily deteriorated shell with roof openings, debris, and no visible bathroom or livable interior, so it is a substantial restoration project rather than a home ready for living.
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€42,000 – €62,000
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 appears necessary, including the roof and interior structure.
- No bathroom is shown or listed, and the property is not currently habitable.
- Access, utilities, structural condition, and permitting should be verified before purchase.
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 68/100The cluster lies in the lower Aosta Valley with the Pennine Alps rising on both sides of the Dora Baltea valley. The Dora Baltea runs through the area. Fort Bard is within about 10 km in the narrowing of the valley. The nearest ski lifts are in the Monterosa domain above Champorcher and Gressoney, roughly 30–45 minutes by road depending on the base station, but they are outside the immediate 15 km landscape. The nearest larger town is Ivrea to the south-east, while within the valley the main service centres are Verrès and Pont-Saint-Martin. Arnad is known for Lard d'Arnad, a PDO cured pork product, and for its vineyards on the sunny side of the valley.