Rustico/casale in Frazione Olmo
Nel comune di San Giacomo Filippo, nella tranquilla località di Olmo, proponiamo in vendita un caratteristico rustico in sasso di circa 124 mq. Questa proprietà, è disposta su tre livelli ed è composta da: locale ripostiglio/cantina a piano terra; cucina, bagno e accogliente zona soggiorno/pranzo con camino e vista panoramica a primo piano; due camere a piano secondo e terza...
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 €685/m², the €85,000 asking price is already well above the local €380/m² benchmark, and the stone farmhouse is described as a rustic property likely needing substantial renovation, bringing the effective cost to roughly €1,385/m². The listing does not say its condition, construction year, energy performance, or renovation status, which adds uncertainty in this remote mountain location.
More on the house and the area
A highly atmospheric stone farmhouse with a photogenic alpine exterior, panoramic mountain glimpses, old timber interiors, exposed beams, and a welcoming fireplace room. Unlike a bare rustico, it is a genuinely usable home with a fitted kitchen, bathroom, finished floors, furnishings, and three bedrooms, though it retains a rustic, compact village-house feel.
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 – €44,000
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.
- The mountain-village setting appears steep and access may be inconvenient.
- Only one bathroom is shown for a three-bedroom, three-level house.
- Some interior wall and ceiling areas show age-related wear; heating and utilities should be verified.
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 74/100The cluster is in the upper Valchiavenna, with steep Alpine slopes and the Lepontine Alps around the valley. The Liro torrent runs through the comune and Chiavenna is about 10 km away, with a full services centre and a preserved historic core. Splügen ski lifts on the Swiss side are the nearest substantial lifts, roughly 25 minutes by road from this area, and Madesimo is about 30 minutes away. This part of the valley is known for stone villages, chestnut country lower down toward Chiavenna, and the route to the Splügen pass into Switzerland.