Varisella – borgata baratonia | rustico panoramico con 2.500
n posizione panoramica, immersa nella tranquillità e nella riservatezza di Borgata Baratonia, proponiamo in vendita un affascinante rustico dalle grandi potenzialità, inserito in un contesto appartato ma assolutamente non isolato. La proprietà comprende un lotto di circa 2.500 mq di terreno, sul quale insistono: un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €47,000 (€93/m²), the price looks low, but the property is currently registered as cellars rather than a dwelling and requires a legally approved conversion plus major renovation. Including about €650/m² for works, the effective cost is roughly €693/m² versus a local farmhouse benchmark of €263/m²; the new roof and favourable preliminary opinions add value but do not remove the conversion risk.
More on the house and the area
This is an authentic rural Piemonte farmhouse with strong mountain views, traditional stone-and-brick details, tiled roofs, balconies, and a large tract of land. The setting has genuine appeal, but the main building is currently a renovation project with unfinished storage interiors rather than a move-in-ready home; the new roof and favorable preliminary project improve its potential.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€100,000 – €177,000
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.
- Major renovation is required; the interiors are currently storage/cellar spaces rather than a usable home.
- Residential use must be restored legally from the current cadastral classification as cellars.
- The property’s substantial size and 2,500 sqm of land may mean significant renovation and maintenance costs.
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 66/100The cluster is in the lower Valli di Lanzo at the first rise from the Turin plain, with the Graian Alps closing the northern and western horizon. The Ceronda valley is local here, and the Stura di Lanzo valley system begins a short distance north and west. The Lanzo valleys are within the 15 km landscape, with woods, slopes and mountain villages rather than open plain. Venaria Reale and the north-west edge of Turin are the nearest larger urban areas, with full services and rail links toward the city. The area is known as the approach to the Lanzo valleys from Turin.