Rustico/casale in Borgata Andosso
Nel suggestivo e antico nucleo di Andosso (550 mslm), a pochissimi minuti da Domodossola e lungo la strada che sale verso le rinomate piste da sci del Lusentino, ti propongo in vendita questa caratteristica stalla indipendente di circa 60 mq, completamente da ristrutturare. POSIZIONE STRATEGICA! Immersa nella tranquillità di un borgo storico, ma a breve distanza da tutti i...
What it really costs
See what needs doing and what each job costs
The €33,000 asking price becomes roughly €109,000 after estimating €75,900 in restoration costs (€1,578/m² effective versus a €263/m² Piemonte baseline). It is described as a 60–69 m² independent stable with no bathroom and no confirmation of residential conversion, making this a weak renovation proposition.
More on the house and the area
The real property has exceptional alpine-borgo character, traditional stone construction, slate roofs, fruit trees, and impressive mountain views. However, it is a 60–69 sqm former stable with no bathroom and badly deteriorated interiors and roofing, so it is a substantial renovation project rather than a usable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€27,000 – €41,000
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.
- Completely to renovate: this is an old independent stable, not a move-in home.
- No bathroom is listed, and the photos show severely deteriorated roofing, raw storage interiors, and likely structural/weatherproofing work.
- Several attractive interior and garden images are explicitly AI-modified examples, not the current property.
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 is in the Ossola valley under the Lepontine Alps, with steep mountain sides close to the town. The Toce river runs through Domodossola and the upper Ossola valleys open from here toward Val Formazza, Valle Divedro, Val Bognanco and Valle Vigezzo. The Val Grande National Park lies nearby to the south-east, and the Simplon route toward Switzerland starts from this basin. The nearest ski areas are the Domobianca lifts just above Domodossola, with the base reached in about 20 minutes by road, and larger Ossola ski stations farther up the valleys. Domodossola is the main town of the Ossola area, with a substantial historic centre, rail links including the line toward Locarno, and regular services. The area is known for alpine valleys, stone villages and mountain access rather than for a lake or plain landscape.