Rustico/casale in Località Grand Bruson
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
This is a 180 sqm farmhouse at €58,000 (€322/sqm), but the description clearly says da ristrutturare, so I estimate a heavy renovation at about €1,100/sqm, bringing the effective cost to roughly €1,422/sqm. The local baseline is weak, so I rely mostly on absolute plausibility: the panoramic mountain setting and traditional stone structure help, but as a full restoration project it is only a fair deal rather than a standout bargain.
More on the house and the area
This has real alpine charm: stone walls, a traditional lose roof, a sunny mountain hamlet setting and genuinely beautiful valley views. But it is not move-in ready — the interiors are very basic and worn, with damp marks and large raw upper spaces that need serious renovation. As a character project with land and scenery it is compelling, but the current livability is limited.
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€71,000 – €105,000
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.
- Full renovation needed before comfortable living
- Interiors show damp, wear and very basic finishes
- Top floor/barn areas are raw and partly open to light
- Only one bathroom is indicated
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.