Caratteristico rustico in sasso
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…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €685/m², this habitable farmhouse reaches an estimated effective cost of about €885/m² after allowance for updates, versus roughly €380/m² for comparable homes in the area. The panoramic mountain setting and 35 photos help, but the remote location and unspecified energy performance do not justify such a large premium.
More on the house and the area
A highly characterful, habitable mountain farmhouse with beautiful stone walls, slate roofing, exposed timber, a fireplace, and unusually warm wood-lined interiors. It has a real kitchen, bathroom, multiple bedrooms, balcony, and panoramic mountain setting rather than being an empty rustic shell. At €85,000 for 124 sqm, it offers strong dream-home appeal, though the steep multi-level layout and practical access deserve attention.
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€8,000 – €14,000
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 hamlet setting may mean limited car access and steep pedestrian paths.
- Only one bathroom is shown for a three-bedroom, three-level home.
- Energy class and utility/heating details are not yet specified.
- The exterior roof and stonework appear traditional and should be professionally checked.
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.