Baita/bungalow/chalet/trullo in Via Ardinghelli
In posizione fantastica, molto soleggiata e panoramica, proponiamo rustico con grande potenziale, ideale per essere trasformato in una splendida casa vacanze. L’immobile si sviluppa su due livelli: Piano seminterrato: ** stalla, lastricato solare adiacente e uscita sul portico antistante. Piano terra:…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description identifies the building as a rural outbuilding with stalla and fienile, not an existing dwelling, so it fails the livability test despite the very low €10,000 asking price. Baseline evidence is also weak, but the legal/use red flag is decisive here.
More on the house and the area
The setting is the real draw: a sunny mountain-borgo position with a dramatic valley view and plenty of rustic stone-and-timber character. But this is essentially a barn/rustico shell with covered portico spaces rather than a usable home, so it feels like a serious project, not somewhere you could realistically move into soon. At €10k it has dreamer appeal, but the condition keeps the wow firmly capped.
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€34,000 – €51,000
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.
- Bare rustic shell, not currently a livable home
- Interiors shown are barn/storage spaces with no finished kitchen or bathroom
- Access and outdoor areas look steep/awkward and partly overgrown
- Likely full renovation and utility verification needed
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 73/100The cluster is in the eastern Orobic Alps, with steep wooded and pastoral slopes around the upper Val Camonica. The Oglio runs down Val Camonica nearby. The Parco dell’Adamello begins a short distance to the east on the high ground above the valley, and the Adamello massifs dominate the wider area. The nearest substantial town is Edolo, which has the main valley services and rail connection. Aprica is the nearest developed ski area, reached by road in roughly half an hour, with larger lift systems farther up the valley around Ponte di Legno and Tonale but outside the immediate radius. Val Camonica is known for its alpine side valleys and, farther south in the valley, for the prehistoric rock engravings recognised by UNESCO.