Casa rustica con terreno circostante in posizione panoramica
CASA RUSTICA CON TERRENO CIRCOSTANTE IN POSIZIONE PANORAMICA, DA RISTRUTTURARE! CARATTERISTICHE: Rustico indipendente con giardino circostante, disposto su due livelli oltre ad ampio sottotetto e terrazzino antistante. L’immobile è composto al piano terreno da un locale con accesso indipendente e al piano primo da un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Connections
- Bathroom
See what needs doing and what each job costs
At €52,000 (€627/m²), this completely unrestored farmhouse would require roughly €91,300 in renovation, putting the effective cost near €1,727/m² versus a typical €263/m² for comparable homes in the area. The panoramic setting and proximity to Lake Maggiore help, but the price is difficult to justify; the seller indicates a fully renovated version would cost about €140,000.
More on the house and the area
The mountain-valley panorama, stone construction, old timber beams, terraces, and surrounding land create a genuinely beautiful Alpine setting. However, the actual photos reveal a raw, debris-filled rural shell rather than a usable home, so this is a substantial restoration project despite the attractive virtually staged images.
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€33,000 – €49,000
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.
- The property is completely uninhabitable in its current state, with no bathroom, kitchen, or finished floors.
- The interiors show major renovation needs, deteriorated timber structures, and possible roof and moisture issues.
- Access is on a steep terraced hillside; utilities are only nearby, not confirmed connected.
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 in the Cannobina valley in the Lepontine Alps, with steep wooded slopes and small stone hamlets above the Cannobino stream. The valley runs down to Lake Maggiore at Cannobio, about 10 km away, which is the main nearby town with a lakefront, services and ferry links. The area is inside the Val Grande National Park buffer area and close to the park itself, one of the largest wilderness areas in Italy. The nearest substantial ski area is at Domobianca above Domodossola, roughly an hour's drive. Within this part of the upper Verbano the area is known for narrow alpine valleys, chestnut woods and old mule tracks linking scattered settlements.