Rustico/casale in Via Verazzi 5
Nel caratteristico borgo storico di Caprezzo, immerso nell’atmosfera autentica della Val Grande, proponiamo un affascinante rustico disposto su due livelli. La proprietà gode di un’ottima esposizione a sud e di una posizione soleggiata e sopraelevata, dalla quale si apre una splendida vista panoramica sulla vallata.…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €60,000 (€690/m²), this fully unrestored 87 m² farmhouse could require roughly €95,700 in renovation, bringing the effective cost to about €1,790/m²—far above the local €263/m² benchmark. The sunny panoramic setting and historic village add appeal, but the listing does not say enough about utilities, structural condition, or permits to justify the premium.
More on the house and the area
A genuinely atmospheric stone farmhouse in a historic mountain village, with lush planted courtyards, broad terraces and a proven panoramic valley-and-mountain setting. However, it is explicitly a full renovation project, and the gallery provides no evidence of a currently usable interior, so the beauty is offset by substantial work before it becomes a home.
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€34,000 – €51,000
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.
- Completely to be renovated; the photos do not show finished or livable interiors.
- Access is via steep communal paths and multiple exterior stairs.
- Roof, utilities, bathroom and kitchen condition require professional verification.
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 hills immediately above Verbania on the west side of Lake Maggiore. Lake Maggiore lies within about 10 km, with the Borromean Gulf and the Borromean Islands off Stresa and Pallanza. The lower Lepontine Alps and the Val Grande massif rise just inland. Val Grande National Park begins a short distance to the northwest and is the main protected landscape of this part of the province. The nearest ski area is Mottarone, roughly an hour by road depending on the exact starting point. Verbania is the nearest town of size, with ferry connections on Lake Maggiore, lakeside districts, and the Villa Taranto botanical gardens. The area is known for the Lake Maggiore shore, chestnut and beech woods on the inland slopes, and access into the wild valleys of Val Grande.