Rustico/casale in Cursolo
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
Condition not stated in the listingMust be done first
- Structure
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €52,000 (€642/m²), this rustic farmhouse needs substantial restoration, including an apparently absent bathroom, bringing the estimated all-in cost to about €1,742/m² versus a €263/m² local reference. The panoramic setting, garden and terrace add appeal, but the listing does not say whether it is currently habitable or provide key technical details.
More on the house and the area
The mountain valley views, stone construction, terraced garden, and traditional alpine character are genuinely appealing. However, this is a renovation project rather than a usable home: the interiors have dirt floors, exposed aging structure, no bathroom, and severe deterioration in the secondary buildings.
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€32,000 – €48,000
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.
- Major renovation required; the interiors are raw, cluttered, and appear uninhabitable.
- No bathroom is shown or listed, and utilities are not confirmed.
- Steep terraced site with difficult access and substantial structural/retaining-wall maintenance concerns.
- Some exterior images are digitally staged, so the polished cottage appearance is not representative of the current condition.
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.