Rustico indipendente con vista panoramica
Nel caratteristico e soleggiato di Grand Bruson, situato nel comune di Saint-Denis, proponiamo in vendita un'affascinante proprietà indipendente da ristrutturare, immersa nella natura e da una straordinaria vista panoramica sulla vallata e sulle vette valdostane. La struttura conserva intatto il fascino…
What it really costs
See what needs doing and what each job costs
At €58,000 (€322/m²), the apparent bargain is offset by substantial renovation: at roughly €1,000/m², the effective cost approaches €1,322/m² versus a local reference of €369/m². The panoramic mountain setting and traditional stone structure add appeal, but the listing does not clarify how much of the 180 m² is legally habitable or the conversion cost for cellars, storage rooms and the hayloft.
More on the house and the area
A highly atmospheric traditional Valdostan farmhouse with stone walls, a slate roof, timber balcony and dramatic mountain views. However, this is a renovation project rather than a usable home: the interiors are bare and aged, the upper barn has roof openings, and no bathroom or kitchen is evident.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €63,000
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.
- Substantial renovation is required before it can be lived in.
- No bathroom or kitchen is shown or listed.
- The farmhouse roof and interiors show serious age, with visible gaps and deterioration in the hayloft.
- Access, utilities, structural condition and renovation permissions 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 72/100The area is on the south-facing side of the central Aosta Valley with the Pennine Alps around it. The Dora Baltea runs along the main valley below. Verrayes is in the middle valley vineyard zone between Chambave and Saint-Denis, and this part of the valley is known for terraced vines and mountain hamlets. The Marmore waterfall above Châtillon is within the local area. Châtillon and Saint-Vincent are the nearest larger centres in the valley, with everyday shops, services and rail access at Châtillon-Saint-Vincent. Torgnon’s ski lifts are the nearest substantial local lifts, reached by mountain road in roughly half an hour from Verrayes.