Rustico con due unità abitative, terreno e ampio fabbricato
In posizione strategica a Rocca de' Baldi, a pochi minuti da Carrù, Mondovì e Fossano, proponiamo in vendita un interessante complesso immobiliare caratterizzato da generose metrature, grande tranquillità e una splendida vista sul verde. La proprietà si distingue per la sua grande versatilità ed è ideale sia come…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
See what needs doing and what each job costs
The €69,000 asking price looks low at €145/m², but renovating 475 m² at roughly €700/m² brings the effective cost to about €845/m², well above the local €263/m² benchmark. The description also mentions a 2,500 m² former stable while the stated property size is 475 m², making the actual scope and cost unclear.
More on the house and the area
This is a substantial historic Piedmont farmhouse complex with authentic terracotta roofs, brick farm buildings, generous garden and agricultural land, and wide views toward the Alps. However, the photos show a largely abandoned, non-move-in-ready property with deteriorated interiors and farm structures, making it a major restoration or hospitality project rather than a home you could occupy soon.
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€94,000 – €167,000
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.
- The main buildings appear uninhabitable without substantial renovation.
- Several roofs and agricultural structures show deterioration, holes, or structural concerns.
- No finished interior living spaces, kitchens, or bathrooms are shown in the gallery.
- The large size and former stable create significant conversion, permitting, and maintenance costs.
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 50/100The area sits on the plain between Cuneo and Mondovì, with open agricultural land and the first hills of the Langhe and Monregalese not far away. The Tanaro river runs nearby to the east around Sant'Albano Stura and Carrù. Mondovì is the nearest town of size, with a substantial historic centre on its hill and the lower modern town with services and rail connections. The Maritime Alps are visible farther south on clear days, but the main Alpine scenery and ski stations are outside the immediate area; the nearest lifts are around Frabosa Soprana and Prato Nevoso, roughly 35-45 minutes by road. This part of the province is known for mixed farming and for being a transition zone between the Cuneo plain and the Langhe hills.