Casa indipendente in Frazione col di Cugnan
PONTE NELLE ALPI (BL) - Prealpi Bellunesi "A Col di Cugnan, a pochi minuti da Ponte nelle Alpi, sorge un'esclusiva dimora in pietra dove il fascino del tempo incontra il design contemporaneo. L'accogliente ingresso introduce a una zona giorno open space, il cui cuore pulsante è il caratteristico larin, simbolo di…
What it really costs
- On the market for a long time
See what needs doing and what each job costs
Although the stone villa has attractive features and sits near ski slopes and Lake Santa Croce, it is still in advanced shell condition: estimated total cost is about €211,000, or €1,172/m², versus €353/m² for comparable local stock. After 785 days on the market, the asking price has not attracted a buyer, despite the garage, garden and character.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €63,000
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.
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 78/100The Belluno Dolomites and the southern edge of the wider Dolomite system are around Ponte nelle Alpi, with alpine ridges closing the valleys on several sides. The Piave runs through the area, and Lake Santa Croce lies immediately to the south. The Parco Nazionale delle Dolomiti Bellunesi begins a short distance west of the town. The nearest substantial town is Belluno, which has the province’s main services and a historic centre. The Alpago area south of the lake is known for mountain pastures and outdoor sports, and the Piave valley here is one of the main approaches from the Venetian plain into the Dolomites.