Rustico/casale in Via Grande
Proponiamo in vendita rustico e stalla in Via Grande, Piagno, Cosio Valtellino. 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...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Windows
See what needs doing and what each job costs
At €8,200 for 132 m², the apparent bargain is offset by the property being described as a rustic farmhouse with stables and likely requiring major restoration: estimated effective cost is about €1,162/m² versus a local benchmark of €380/m². The listing does not state the condition, construction year, or energy performance, so the €8,200 price may conceal substantial work.
More on the house and the area
A genuinely atmospheric stone farmhouse in a beautiful Valtellina mountain setting, with strong historic character, slate roofs, rustic masonry, and a broad valley view. However, the open and unfinished-looking interiors, deteriorated secondary roofs, and neglected courtyard make this a renovation project rather than a usable home today. At €8,200, the bargain is real, but the renovation cost could greatly exceed the purchase price.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€52,000 – €77,000
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 property is a substantial renovation project, not move-in ready.
- Several outbuildings and roof sections show severe deterioration, moss, and weather damage.
- Interior condition, utilities, structural stability, and bathroom/kitchen usability are not demonstrated by the photos.
- The setting is attractive but the home sits directly on a village road with neighboring buildings close by.
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.