Terratetto unifamiliare in Ospitale di Cadore
Nel cuore del suggestivo comune di Ospitale di Cadore, si propone in vendita una spaziosa casa indipendente di 350 mq. Costruita nel 1900, questa residenza rappresenta un'opportunità unica per chi desidera vivere in un contesto ricco di storia e tradizione. La struttura, appartenente alla categoria civile, offre ampi…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
At €52,000 (€149/m²), the asking price looks low versus the €403/m² local benchmark, but renovating 350 m² at an estimated €700/m² brings the effective cost to about €849/m². The property has been listed for 474 days and is in a remote mountain setting, suggesting the large renovation burden is limiting demand.
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€69,000 – €123,000
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.
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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.
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 86/100The cluster sits in the Cadore valley of the province of Belluno, inside the Dolomite mountain system, which is a UNESCO World Heritage Site. Dolomite limestone peaks and steep ridges belonging to the Cadore groups (for example Antelao and the Marmarole sectors of the Dolomites) form the immediate mountain setting within roughly 15 km. The Piave river and the series of reservoir lakes and dams that regulate the Cadore valley are part of the local hydrography. The nearest town of size is Pieve di Cadore, which offers shops, basic services and a railway station and is known as the birthplace of the painter Titian (Tiziano). The local economy and land use are oriented to mountain activities: forestry, summer hiking and climbing, and winter skiing in the wider Cadore/Cortina lift system; the nearest major ski lifts are in the Cortina/Auronzo/Cadore area. Parts of the Dolomiti Bellunesi protected areas and mountain trail network lie in the province and influence access and conservation in the surroundings.