Casale in Villa di Tirano
Trattasi di vecchio fabbricato uso abitazione posto in Motta (SO) , frazione di Villa di Tirano (SO), in adiacenza sinistra, salendo verso Aprica, della S.S. 39 Passo Aprica, alla quale accede a mezzo di una strada pubblica esistente, e all’altezza della Chiesa Parrocchiale di Motta. Motta è un piccolo paese, ben…
What it really costs
See what needs doing and what each job costs
At €60,000 for 60 sqm, the asking price is €1,000/sqm; with dated finishes, no heating, and upgrades needed, a realistic renovation allowance is about €700/sqm, bringing the effective cost to roughly €1,700/sqm. That is far above the local baseline of €383/sqm for sub-€100k stock, so despite being legally habitable, this looks weak on price.
More on the house and the area
This is a real, usable mountain village house rather than a ruin, with bathrooms in place and simple furnished rooms, but it is clearly very dated. The best appeal is the alpine setting: mountain views, a church-bell-tower backdrop, and a quiet borgo feel. Charming and affordable, though more practical than dreamy unless you renovate and add heating.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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.
- Dated 1970s interiors and finishes need upgrading.
- No heating system is mentioned, so year-round comfort needs investment.
- Outdoor space is small/rough rather than a polished garden or terrace.
- Village setting appears quiet but with limited walkable amenities.
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 78/100The cluster is in the Orobie and the upper Val Camonica–Valtellina pass country at the Passo dell’Aprica. Ski lifts leave directly from Aprica for the Aprica-Corteno system, with larger lift areas at Ponte di Legno–Tonale about 35–45 minutes away depending on road conditions. Edolo is the nearest town of some size on the Val Camonica side, with daily services and rail access, and Tirano is the nearest larger centre on the Valtellina side, with shops, hospitals and the Bernina railway. The area is known for mountain tourism, skiing and access between Val Camonica and Valtellina.