Baita in San Giacomo Filippo
In località San Rocco si propone intera antica casa di montagna, posta su quattro livelli: piano interrato con cantine, piano terra con ingresso, cucina, una camera, il bagno e caratteristico soggiorno in stile "stube", piano primo con tre camere una con balcone e piano sottotetto adibito a magazzino. Vicinanza a parcheggio pubblico.
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
The €50,000 asking price is €217/m², but after estimated renovation of €700/m² the effective cost is about €917/m², nearly double the Lombardia baseline of €475/m². The description indicates a usable multi-level layout, but the facts list 0 beds and 0 baths despite mentioning four bedrooms and a bathroom, so verification is needed.
More on the house and the area
A highly atmospheric alpine house with traditional stone-and-plaster construction, slate roof, wooden balcony, mountain backdrop, and an exceptional wood-lined stube interior. It is not a ruin: the roof, floors, kitchen/living areas, bedrooms, and bathroom are present, but the 230 sqm property clearly needs meaningful renovation before becoming a comfortable full-time home.
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€46,000 – €81,000
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.
- Substantial renovation is likely, especially to the weathered exterior and roof structure.
- Utilities, heating, energy performance, and the actual condition of the bathroom are not confirmed.
- Four levels and a mountain-village setting may make access and year-round living less convenient.
- The surrounding grass appears communal or village space rather than a clearly private garden.
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.