Rustico/stalla da ristrutturare con vista ad andosso
Nel suggestivo e antico nucleo di Andosso (550 mslm), a pochissimi minuti da Domodossola e lungo la strada che sale verso le rinomate piste da sci del Lusentino, ti propongo in vendita questa caratteristica stalla indipendente di circa 60 mq, completamente da ristrutturare. POSIZIONE STRATEGICA! Immersa nella…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €33,000 (€478/m²), this is an independent former stable described as completely needing renovation, not an existing dwelling. The listing only suggests a possible future conversion into a home or holiday chalet, so residential legality and conversion costs must be verified before purchase.
More on the house and the area
The authentic stone farmhouse setting is highly photogenic, with traditional roofs, mountain views, surrounding land, and strong alpine character. However, the actual property is a raw former stable with a severely compromised roof, cluttered unfinished interiors, and no bathroom or kitchen. It has excellent project potential at a low price, but it is not yet a realistically usable home.
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€27,000 – €41,000
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.
Show more
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.
- This is a former stone stable completely to renovate, not a move-in home.
- The roof has extensive holes and is partly covered by a temporary tarp; structural and weatherproofing work appear necessary.
- There is no bathroom or kitchen, and the gallery does not prove existing residential utilities or habitability.
- The attractive renovated interiors and garden shown are explicitly AI-generated examples, not the current property.
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 78/100The cluster is in the Ossola valley under the Lepontine Alps, with steep mountain sides close to the town. The Toce river runs through Domodossola and the upper Ossola valleys open from here toward Val Formazza, Valle Divedro, Val Bognanco and Valle Vigezzo. The Val Grande National Park lies nearby to the south-east, and the Simplon route toward Switzerland starts from this basin. The nearest ski areas are the Domobianca lifts just above Domodossola, with the base reached in about 20 minutes by road, and larger Ossola ski stations farther up the valleys. Domodossola is the main town of the Ossola area, with a substantial historic centre, rail links including the line toward Locarno, and regular services. The area is known for alpine valleys, stone villages and mountain access rather than for a lake or plain landscape.