Fabbricato da ristrutturae
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…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Wiring
- Windows
See what needs doing and what each job costs
At €99,000 (€436/m²), this 227 m² townhouse needs substantial renovation; allowing roughly €700/m² brings the effective cost near €1,136/m², far above comparable local stock around €406/m². Its generous four-level layout, garage, cellar, and garden add appeal, but the renovation burden makes the asking price weak.
More on the house and the area
A large traditional Alpine townhouse with a genuinely impressive mountain backdrop, old timber floors, shutters, woodwork, and a small private garden. The kitchen, bathroom, bedrooms, and intact roof structure suggest a real home rather than an empty shell, but the four-level property clearly needs meaningful modernization and repair.
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€45,000 – €80,000
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.
- Substantial renovation is explicitly required, despite the house appearing usable in parts.
- Only one bathroom is listed for a 227 sqm, four-bedroom home.
- Energy class, heating, and the condition of roof and systems are not confirmed.
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.