Rustico in Caiolo
Vendo porzione di fabbricato situati al primo e al secondo piano di un immobile composto da 3 piani totali. L immobile possiede un posto auto e un bosco nei pressi della struttura. La struttura si trova in buone condizioni da ristrutturare per poter creare una piccola baita di montagna abitabile, tetto rifatto da…
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 €40,000 for 37 m², renovation at roughly €700/m² brings the effective cost to about €66,000, or €1,781/m²—far above the €380/m² local benchmark. The roof is recently renewed and the mountain setting is attractive, but the listing does not say whether the space is legally residential or provide details on utilities, bathrooms, or habitable finishes.
More on the house and the area
The exposed stone walls, mountain-village setting, and forested backdrop give this small farmhouse genuine rustic character. However, the interiors are raw and storage-like, with no visible bathroom or kitchen, so it is currently a renovation project rather than a realistically livable 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€7,000 – €13,000
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.
- Requires substantial renovation to become habitable, including bathroom and kitchen installation.
- This is only a 37 sqm portion on the first and second floors, not a complete standalone house.
- Utilities, structural condition, and the practical extent of the renovation are not confirmed.
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 sits in the Valtellina with the Orobie Alps immediately to the south and the Rhaetian Alps across the Adda valley to the north. The Adda river runs through this stretch of valley. The Orobie Valtellinesi Regional Park begins a short distance south on the mountain side above the valley floor. The nearest town of size is Sondrio, which has the main services of the central valley and a substantial historic centre. The area is known for terraced viticulture on the sunny side of the Valtellina, apples and other alpine-valley agriculture, and for access into the mountain side valleys of central Valtellina.