Proponiamo in vendita rustico e stalla in Via Grande, Piagno
L’abitazione è sviluppata su più livelli: • al piano terra troviamo la zona giorno e la cucina; • al primo piano sono presenti una camera da letto, un bagno e due ripostigli; • al secondo piano troviamo una camera da letto e un ripostiglio. Il principale punto di forza dell’immobile è la presenza degli impianti già…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
See what needs doing and what each job costs
The €8,200 asking price (€62/m²) is exceptionally low, and the house is legally registered as A/4 with water, electricity and sewer connections. However, it is presented as a rehabilitation project with single-glazed windows and stove heating; at roughly €700/m² for renovation, the effective cost is about €762/m², well above the €380/m² local benchmark.
More on the house and the area
A striking old stone farmhouse in the Valtellina mountain valley, with authentic rural character, balcony, small garden areas and broad views toward the surrounding slopes. The main dwelling is described as having a kitchen, living area, bedrooms, bathroom and connected utilities, but the photos show a very dated, partly deteriorated property with major renovation needs. At €8,200, the setting and historic fabric create strong bargain appeal, but this is a restoration project rather than a ready-to-live-in home.
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€26,000 – €46,000
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.
- Substantial renovation appears necessary, especially to the old roofs, windows, finishes and outbuildings.
- The photos show no finished interior, so actual bathroom, kitchen and structural condition should be verified.
- Heating is currently by stove and the single-glazed wooden windows will likely need upgrading.
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 72/100The cluster is on the floor and lower side of the Valtellina, with the Lepontine Alps and the lower side valleys immediately around it. The Adda runs through the valley nearby. Lake Como begins a short distance to the southwest at the head of the lake around Colico. The Orobie Valtellinesi Regional Park lies to the southeast on the opposite side of the valley, with extensive alpine terrain inside daily view from this part of Valtellina. The nearest town of size is Morbegno, which has a substantial historic centre, rail links and the main services for the lower valley. This stretch of Valtellina is known for terraced vineyards, chestnut slopes and stone villages on the mountain side.