BAITA IN PIETRA 40mq DA RISTRUTTURARE + CORTE - ALPE PATQUESO VAL LOANA
BAITA IN PIETRA 40mq DA RISTRUTTURARE + CORTE - ALPE PATQUESO VAL LOANA - PORTA DEL PARCO VAL GRANDE All'Alpe Patqueso, sopra Malesco in Val Loana a 1108 m di quota, immersa nel verde e nel silenzio, proponiamo in vendita piccola baita indipendente in pietra totalmente da ristrutturare. La Casa: Piccola baita su 2…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €28,000 for 50 m², this is listed as cadastral category C2 rather than a dwelling, with no established water connection, a roof needing work, and a fully renovated condition required. The effective cost would be roughly €1,760/m² before resolving whether residential use is legally possible.
More on the house and the area
A wonderfully authentic stone alpine baita in a spectacular wooded mountain setting, with slate roofs, traditional timber interiors, a fireplace, and surrounding land. However, it is explicitly a full renovation project: the roof needs attention, the bathroom is only a possibility, and the interiors are rustic and unfinished, so it is beautiful but not yet a genuinely usable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€20,000 – €29,000
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.
- Totally to be renovated, with a roof needing work and no proper bathroom currently visible.
- Water is obtained locally from the river via a pipe; utilities and winter access should be verified.
- The property is reached by a short footpath from communal parking, with only limited vehicle approach.
- Its cadastral category is C2, and the interior appears basic and partly storage-like rather than a finished home.
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 74/100The cluster is in the Val Vigezzo under the Lepontine Alps, with steep forested slopes and side valleys immediately around it. The Melezzo Orientale runs through the valley. The Val Grande National Park begins nearby above the valley on the south side, and the upper Vigezzo connects east toward the Centovalli and the Swiss border. The nearest skiing is at Prestinone/Craveggia in the valley for local lifts, with the larger Domobianca area above Domodossola about a 45-minute drive. Domodossola is the nearest substantial town, with a full rail junction, shops and services, and it is the main centre for the Ossola valleys. Santa Maria Maggiore in the same valley is the local small centre and is known for its preserved built fabric and museum institutions. The area is known for alpine valley scenery, chestnut and beech woods, and the access routes into Val Grande.