Casa indipendente in Località Castello
VALTELLINA: Baita singola con terreno in Val Gerola VG2007AGF - La Baita Case In Val Gerola, in Località Castello a circa 1.300 metri di altitudine, proponiamo in vendita una baita singola immersa nella tranquillità della montagna, ideale per chi desidera vivere la natura. L'abitazione si sviluppa su due livelli. Al piano seminterrato si trovano un'accogliente zona giorno con...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €1,247/m² before works, the asking price is already far above the €469/m² local comparison level; allowing about €200/m² for an apparently usable but undocumented condition raises the effective cost to roughly €1,447/m². The mountain setting and garden add appeal, but the listing does not say enough about age, energy performance, or renovation history to justify such a premium.
More on the house and the area
A genuinely livable mountain baita with a polished kitchen, modern bathroom, cozy wood-paneled living area and well-maintained exterior. The dramatic Alpine panorama, large grassy grounds and secluded woodland setting deliver exceptional dream-home appeal, while the home appears ready for immediate use rather than being a renovation shell.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
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.
- Mountain access and winter usability should be verified, especially at approximately 1,300 m elevation.
- The sloping site, exterior stairs and fencing may be less convenient for reduced mobility.
- The listing is marked “offer in progress,” so availability may have changed.
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 Alps, in the upper Valgerola side valley above the Valtellina. The Bitto di Gerola river runs through the valley. The area is part of the Parco delle Orobie Valtellinesi. Pescegallo, the local ski area above Gerola Alta, is a short drive away and has lifts for local alpine skiing; the larger Madesimo and Aprica areas are farther and do not define the immediate landscape. Morbegno is the nearest larger town in the valley and has rail services, supermarkets and everyday services. The area is known for alpine pastures and Bitto cheese.