Rustico/casale in Via Centro
Nel comune di San Giacomo Filippo, precisamente in Località Ca' Bianca, proponiamo in vendita un caratteristico rustico in sasso da ristrutturare. Il fabbricato è attualmente disposo su due livelli e rappresenta un'opportunità unica per chi desidera una soluzione da personalizzare secondo i propri gusti e necessità.…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €48,000 (€462/m²), this 104 m² stone farmhouse needs renovation; estimated works of about €1,100/m² bring the effective cost to roughly €1,562/m², over four times the local €380/m² benchmark. The listing does not say whether utilities, structural condition, or permits are in place.
More on the house and the area
The setting is genuinely beautiful, with dramatic wooded mountains, traditional stone buildings, slate roofs, and substantial surrounding garden/land. However, this is explicitly a rustico da ristrutturare and the gallery shows only exteriors, so it should be treated as a renovation project rather than a currently 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€41,000 – €61,000
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.
- Advertised as a rustic stone property to renovate, not a move-in-ready home.
- No interior photos prove a usable kitchen, bathroom, utilities, or finished living areas.
- Mountain access and renovation logistics may be challenging; the surrounding land appears sloped and partly overgrown.
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 74/100The cluster is in the upper Valchiavenna, with steep Alpine slopes and the Lepontine Alps around the valley. The Liro torrent runs through the comune and Chiavenna is about 10 km away, with a full services centre and a preserved historic core. Splügen ski lifts on the Swiss side are the nearest substantial lifts, roughly 25 minutes by road from this area, and Madesimo is about 30 minutes away. This part of the valley is known for stone villages, chestnut country lower down toward Chiavenna, and the route to the Splügen pass into Switzerland.