Rustico casale Via IV Novembre, S.N., 32040, Comelico Superiore
[Rif. DV-14356] A Comelico Superiore, in via IV Novembre, a pochi passi dal centro di Candide, proponiamo in vendita un grande chalet dei primi del '900, completamente da ristrutturare e caratterizzato dal fascino autentico delle tradizionali costruzioni alpine. L'immobile si sviluppa su più livelli e conserva…
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 €75,000 (€150/m²), the complete renovation could add roughly €550,000, bringing the effective cost to about €1,250/m² versus a €310/m² local benchmark. The Dolomites setting, panoramic views and redevelopment potential add value, but the six-unit concept is only hypothetical and permits, feasibility and the current energy/building status are not stated.
More on the house and the area
A highly atmospheric early-1900s Alpine chalet with authentic timber architecture, extensive balconies, and a striking Dolomite mountain setting. However, the actual building is heavily deteriorated and requires a complete renovation; the polished interiors shown are only proposed renders, so this is a major project rather than a livable home.
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€198,000 – €293,000
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 chalet is completely in need of renovation, with visibly weathered timber balconies and façades.
- The attractive interior images are clearly illustrative renders, not the current condition.
- Structural condition, utilities, roof integrity and renovation permissions require careful verification.
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 78/100The cluster sits in an alpine valley of the Dolomites mountain system, with high Dolomite ridges and peaks forming the valley walls and the Carnic Alps rising to the north toward the Austrian border. The territory is a network of high-altitude pastures, steep forested slopes and mountain streams draining the upper valleys. Parts of the surrounding Dolomites are protected as sections of the UNESCO World Heritage ‘Dolomites’ and are subject to regional conservation regimes. The Comelico valley has local cross-country tracks and small community ski facilities; the nearest larger downhill lift complexes (Cortina/Auronzo and the Sesto/Sexten area) lie on the main Dolomite ridges beyond the immediate valley. Nearest larger towns for services and transport connections include Sesto/Innichen (to the north) and the Cadore towns to the south; mountain-tourism infrastructure and winter-summer mountain activities are the main local economy. The area is on the historical borderland between Veneto and the German-speaking provinces to the north and has local mountain cultural and craft traditions.