Baita nella freschissima Val di Ledro
La ricerca della pace creando da zero il proprio rifugio, con un bel prato privato e un panorama naturale rilassante. Le possibilità di sviluppo sono molteplici e la nostra squadra di progettazione può aiutarvi nel dare forma ad idee e desideri. A disposizione per ulteriori informazioni.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Windows
See what needs doing and what each job costs
At €19,000 plus an estimated €84,000 renovation, the effective cost is about €858/m², above the €653/m² local comparison. The vague description says you would create the refuge from scratch and does not confirm habitability, utilities, or legal residential status.
More on the house and the area
This is a highly atmospheric Alpine mountain property, with traditional stone-and-wood farm buildings, private meadowland, forested slopes, and dramatic natural surroundings. However, the structures appear largely uninhabitable shells with damaged or missing roofs and no usable living facilities, so it is a major reconstruction project rather than a home someone could realistically occupy soon.
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€24,000 – €42,000
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 appears necessary, including roofs and timber structures.
- No livable interiors, kitchen, bathroom, or bedroom are shown or indicated.
- Remote sloping setting may complicate access and utility connections.
- The €19,000 price reflects a restoration project rather than a ready home.
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 82/100The cluster is in the Ledro valley in the mountains above the north-west side of Lake Garda. Lake Ledro is within the valley, and Lake Garda is just over the ridge at Riva del Garda. Much of the surroundings falls within the Parco Naturale Locale del Monte Baldo and the wider mountain area around Tremalzo and the Garda prealps. The nearest ski lifts are the small facilities at Bolbeno or Polsa-San Valentino, both roughly about an hour by road; this is not a ski-base location. Riva del Garda is the nearest town of size, with full services, a lakeside centre and road connections down the Garda shore and north toward Rovereto and Trento. The area is known for mountain lakes, forested slopes, hiking and cycling routes, and the Bronze Age pile-dwelling site on Lake Ledro, part of the UNESCO Prehistoric Pile Dwellings around the Alps.