Rustico in Bellino
Nella meravigliosa cornice del paesino montano Bellino, si propone in vendita rustico da ristrutturare, libero su tre lati, comprensivo di terreno. Situato nella borgata di Fontanile, a cinque minuti da borgata Chiesa, si compone di tre livelli. Un ingresso peculiare conduce direttamente a quella che era una stalla. Un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €60,000 for 170 m², the purchase price is €353/m², but the former stable and hayloft require substantial renovation estimated at about €800/m², bringing the effective cost to roughly €1,153/m² versus a local reference of €263/m². Only one photo is provided, with no stated bedrooms, bathrooms, building year, or energy information.
More on the house and the area
The weathered stone façade, heavy wooden doors, and shutters give this farmhouse genuine alpine character in a beautiful mountain setting. However, it is a three-level rustico needing renovation, formerly used as a stable and hayloft, with no evidence of a currently livable interior; the garden and woodland outlook are appealing but unverified in the photo.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€34,000 – €60,000
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.
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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.
- Substantial renovation required: the property is described as a former stable and hayloft with no bathrooms or bedrooms.
- Only one exterior photo is provided, so the interior condition, roof, utilities, and possible views cannot be verified.
- High-altitude location at 1,500 m may mean difficult winter access and higher renovation/logistics 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 74/100Cottian Alps setting with the Monviso (Monte Viso) massif within about 15 km of the cluster. The settlement sits in the upper Varaita valley; the Varaita river drains the valley floor. The high plateau Pian Muné and its small local ski lifts/cross‑country facilities are in the immediate area above Bellino. Nearest valley town of size is Sampeyre, which provides basic shops, bars and municipal services; the provincial capital Cuneo lies farther down-valley. The locality is a high‑alpine valley landscape with seasonal mountain pasture, marked hiking routes and mountain roads.