Casa indipendente
A Sagliano, caratteristica frazione del Comune di Varzi situata a circa 600 metri di altitudine, in posizione tranquilla e panoramica, proponiamo in vendita particolare abitazione in pietra disposta su più livelli, attualmente da ultimare. L'immobile conserva tutto il fascino delle tipiche costruzioni dell'Oltrepò…
What it really costs
See what needs doing and what each job costs
Price is €72,000 for 100 sqm (€720/sqm), but the home is described as 'da ultimare', so I estimate about €700/sqm to finish it, bringing the effective cost to roughly €1,420/sqm. That is well above your low-stock baseline of €542/sqm for Lombardia country houses, but the stone character, panoramic setting and apparently sound structure keep it in the good-project range rather than a trap.
More on the house and the area
This has real dream-home ingredients: handsome stone buildings, timber roof structure, a panoramic mountain-village setting, and even evocative cave-like spaces in the hillside. But it is clearly an unfinished house rather than a usable home today, with raw interiors and significant completion work still needed. At the price, it feels romantic and promising rather than immediately livable.
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€20,000 – €35,000
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.
- Currently unfinished and not move-in ready
- Raw interiors with no fitted kitchen/bathrooms visible
- Outdoor areas and terrace need completion/safety finishing
- Access and parking look village-rural rather than fully convenient
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 61/100The cluster is in the upper Staffora valley in the Oltrepò Pavese, with the Ligurian Apennines close by and wooded ridges surrounding the settled floor of the valley. The Staffora torrent runs through this part of the valley. The nearest ski area is Pian del Poggio in the Staffora valley, about half an hour to three quarters of an hour by road depending on the hamlet. Varzi is the nearest small town of note, with a built historic centre and everyday services, and Voghera is the larger town used for broader shopping and rail connections. This area is known for mixed hill farming, woodland, and Oltrepò products including salumi and wine farther down the hills.