Casa indipendente
Remax propone in vendita a Primaluna (Valsassina) – Soluzione indipendente da ristrutturare di 180 metri quadri nella frazione di Cortabbio, nello splendido scenario della Valsassina, proponiamo in vendita un ampia soluzione nel centro del paese perfetta per essere ristrutturata e abitata in base alle esigenze di un…
What it really costs
See what needs doing and what each job costs
At €50,000 for 180 sqm, the ask is just €278/sqm; with a needs-renovation estimate of ~€700/sqm, the effective cost is about €978/sqm versus a low-stock baseline of €542/sqm. The raw numbers are not cheap after works, but the large independent house in the historic village center of Valsassina and the realistic 'da ristrutturare' description support a solid project rather than a trap.
More on the house and the area
The mountain-village setting is appealing, with a nice green hillside outlook from the balcony and a very low price for the size. This is a real house rather than a ruin, with stairs, floors and usable rooms, but it clearly needs substantial updating before it feels attractive or comfortable to live in. The wow comes more from the Alpine setting and value than from the house itself.
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€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.
- Needs significant renovation and a full new kitchen
- Interiors are plain and dated, with little preserved character
- Only one bathroom shown for a large 180 sqm house
- Village setting is tight and close to neighboring buildings
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 cluster is in the Valsassina under the Grigne group of the Bergamo Alps, with steep prealpine slopes and limestone peaks close to the valley floor. The Pioverna stream runs down the valley. The nearest ski area is the Moggio–Piani di Artavaggio cableway area, roughly 20–25 minutes by road to Moggio, with other Valsassina lifts around Barzio and Bobbio farther up the valley. Lecco is the nearest town of size, with rail services, hospitals and the branch of Lake Como at its edge, about half an hour away. The area is known for its mountain valley setting, pasture and dairy production in Valsassina.