Rustico da ristrutturare
Interessante rustico da ristrutturare in Via San Giacomo a Bernezzo, in località Fontana Megra. L’intera proprietà in vendita si compone di 2 unità immobiliari con un grande terreno di proprietà privata e recintata di circa 1.000 mq. Il primo fabbricato è residenziale ed è composto da 2 unità abitative gemelle…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The €70,000 asking price looks low at €196/m², but the property is described as completely needing renovation: estimated total costs bring the effective price to roughly €1,296/m², far above the €263/m² local benchmark. It includes multiple units and land, but the listing does not clearly state the current legal status or usable floor area of each building.
More on the house and the area
A characterful cluster of traditional farm buildings in a wooded Piedmontese mountain setting, with substantial private land and attractive old brick-and-stone details. However, this is currently a major renovation project rather than a usable home: interiors appear largely empty, and the listing reports no bedrooms or bathrooms.
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€142,000 – €209,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely to be renovated; the gallery shows mostly empty, unfinished interiors.
- No bedrooms or bathrooms are currently recorded, and services/utilities are not confirmed.
- The large garden is heavily overgrown and the roofs, structure, and access need careful technical inspection.
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 62/100The Maritime Alps rise immediately west of Caraglio, with the lower Val Grana and the entrance to the Cuneo valleys within the local landscape. The Grana stream runs through the area and the Stura di Demonte valley is close by. The Parco fluviale Gesso e Stura begins around the Cuneo plain nearby. The nearest substantial town is Cuneo, which provides the main services, rail links and a larger historic centre. This part of the province is known for the transition from the Cuneo plain to the Alpine valleys, for orchards and mixed farming, and for access toward the Occitan valleys of the southwest Piedmont mountains.