Rustico/casale in Strada Provinciale
ROCCABRUNA - BORGATA CESANI. Nel comune di Roccabruna, in Borgata Cesani, proponiamo in vendita una casa indipendente libera su quattro lati, circondata da circa 1.000 mq di terreno di proprietà e caratterizzata da una soluzione abitativa particolarmente versatile. Il punto di forza dell'immobile è la sua suddivisione…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €625/m² before works, the asking price is already well above the local €263/m² reference; assuming substantial renovation, the effective cost rises to about €1,325/m². The two independent homes, 1,000 m² of land and 43 photos add appeal, but the listing does not state the condition, construction year or energy performance.
More on the house and the area
A genuinely usable mountain farmhouse with vaulted rooms, wood-panelled character, fireplaces, balconies, and roughly 1,000 sqm of surrounding land. The wooded Piemonte setting is peaceful rather than spectacular, while the interiors are fully furnished and functional but distinctly dated, with some visible maintenance concerns. At €75,000 for 120 sqm and two independent living units, it has strong bargain appeal.
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€24,000 – €42,000
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.
- Interiors are dated and show some visible wall/ceiling staining that should be checked for damp.
- The property is divided into two independent dwellings; verify permits, utilities, and legal conformity.
- Mountain/woodland access and winter maintenance may require practical consideration.
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 lies at the foot of the Cottian Alps in the lower Maira valley, with Monte Chersogno and the first Alpine ridges close above the settled area. The Maira torrent runs through this valley system. Cuneo is the nearest town of size, with full services, rail connections and a substantial historic centre. Dronero is the nearest small town with everyday services and is the main gateway into the Val Maira. This part of the province is known for Alpine valleys, chestnut woods and mountain hamlets; the upper Val Maira farther west is a noted hiking area, but that is outside the immediate surroundings.