2 case con giardino e noccioleto
5 VALIDI MOTIVI PER ACQUISTARLO: 1) ZONA TRANQUILLA E NEL VERDE 2) DUE SOLUZIONI INDIPENDENTI 3) AMPIA METRATURA 4) SPAZIOSO GIARDINO 5) VISTA PANORAMICA Clavesana: In zona collinare, tranquilla e immersa nel verde, proponiamo in vendita due abitazioni semindipendenti situate una accanto all’altra, con cortile in…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
At €99,000 for 386 m² (€256/m²), estimated renovation at about €700/m² brings the effective cost to roughly €956/m², well above the local €356/m² benchmark. The two dwellings, 1,300 m² garden, garage and panoramic setting add appeal, but the renovation burden makes this a weak buy unless actual works cost far less.
More on the house and the area
This is a substantial Piedmontese country property with strong panoramic valley views, a long balcony, historic brick-vaulted cellar spaces, fireplaces and about 1,300 sqm of garden/nut orchard. The main house has tiled floors, roofed interiors and usable-looking rooms, but the overall property is clearly a serious renovation rather than a move-in home, with damp, peeling finishes and raw utility/storage areas.
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€77,000 – €135,000
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 is needed, including plaster, damp-related repairs, floors and likely systems.
- The property includes large secondary/storage areas that may be difficult or costly to convert.
- No kitchen or fully finished bathroom spaces are shown in the gallery; verify habitability and utilities.
- Shared courtyard and multiple adjoining structures may mean more complex maintenance and legal arrangements.
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 67/100The cluster sits in the Langhe hills on the Tanaro valley side, with vineyard and mixed farm country around it. The Tanaro runs by Clavesana. The nearest substantial town is Mondovì, which has a larger historic centre, rail access and the usual services. This part of southern Piedmont is known for wine, hazelnuts and hill villages; the core Barolo vineyard zone lies farther north and does not fall inside the immediate area.