Casa bifamiliare in Via Centro 29
A San Giacomo Filippo, precisamente in Via Centro, proponiamo in vendita una porzione di casa terratetto di ampia metratura da ristrutturare, soluzione ideale per famiglie o per chi cerca spazi generosi. L'immobile si sviluppa su 4 livelli ed è composto da: cantine e garage a piano terra; cucina/soggiorno, camera e bagno a piano primo; altre tre camere e balcone al...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €430/m², the €99,000 asking price is slightly above the local €406/m² benchmark before renovation. With €700/m² estimated renovation costs for this four-level house, the effective cost rises to about €1,130/m²; the generous size, garage, balcony and terrace help, but the remote mountain location and single bathroom limit the appeal.
More on the house and the area
A substantial mountain-village townhouse with dramatic Alpine surroundings, traditional shutters, timber floors, old furnishings and a genuine sense of place. It appears broadly usable rather than a ruin, with a functioning kitchen and bathroom, but the dated interiors, overgrown outdoor space and stated renovation needs keep it well below dream-home territory.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €81,000
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 needing renovation despite a usable kitchen, bathroom, heating stove and furnished rooms.
- Only one bathroom is shown for a large four-level house.
- Exterior areas and garden are overgrown, and the building shows dated finishes and maintenance needs.
- Four-level layout may be less convenient for everyday living.
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.