Casa indipendente con terreno e garage in vendita
COMUNE DI VOGOGNA - In posizione centrale e vicino a tutti i servizi, con comodo accesso direttamente dalla strada principale, vendesi grande fabbricato da ristrutturare, indipendente da terra a tetto, con ampio terreno recintato sul retro. L'immobile è libero su tre lati, si sviluppa principalmente su tre livelli ed…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €316/m², the €75,000 asking price is only about 11% below the Piemonte townhouse baseline of €355/m². After estimated renovation costs of €700/m², effective cost rises to roughly €1,016/m²; the A/4 residential registry is positive, but documentation and energy certification are still under verification.
More on the house and the area
A remarkably atmospheric 19th-century mountain townhouse with dramatic Alpine views, traditional stone-and-slate architecture, and a beautiful 700 sqm garden with orchard, vegetable beds, pergola vine, and old washhouse. The house is roofed and genuinely usable, with a functioning kitchen, floors, utilities, garage, and multiple rooms, but it needs meaningful renovation and modernization rather than being move-in ready.
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€47,000 – €83,000
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 and modernization are needed, including original systems, single-glazed windows, and energy upgrades.
- Only one small bathroom is shown/listed for a 237 sqm, multi-level house.
- The property fronts directly onto the main road, which may mean traffic noise.
- Heating currently relies mainly on a wood stove and open fireplaces.
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 cluster lies in the Ossola valley with the Lepontine Alps close around it. The Toce river runs through the valley here. Part of the area falls within Val Grande National Park, whose southern access points are near Vogogna. Domodossola is the nearest substantial town, with rail links, services and a historic centre. Vogogna itself has the Visconti castle and is listed among I Borghi più belli d'Italia. The wider area is known for Alpine valleys leading toward the Swiss border.