Casa bifamiliare in Vicolo del Cortile 1
Terratetto nel cuore del centro storico di Ormea Nel suggestivo centro storico di Ormea, proponiamo in vendita caratteristico terratetto disposto su quattro livelli, ideale sia come abitazione principale sia come seconda casa per chi desidera vivere la tranquillità e il fascino del borgo, circondato dalle montagne. L'immobile si sviluppa su più piani ed è così composto: Al piano terra troviamo...
What it really costs
See what needs doing and what each job costs
At €419/m², the asking price is already 18% above the Piemonte townhouse baseline of €355/m²; assuming €200/m² for unspecified works, effective cost rises to about €619/m². The historic-center location, 32 photos, and 3-day listing support the property, but condition and key technical details are missing.
More on the house and the area
A substantial four-level townhouse in Ormea’s atmospheric historic center, with stone-and-plaster village architecture, wrought-iron balconies, and a dramatic mountain backdrop. The interior is clearly a real, maintained home with a fitted kitchen, multiple bedrooms, three bathrooms, heating, and furnished living spaces rather than a renovation shell. Its main compromises are dated finishes, dense town-center access, and limited private outdoor space.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€11,000 – €19,000
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.
- Access is through narrow historic-center lanes, likely limiting direct car access.
- Interiors are clean and fully usable but somewhat dated in style and furnishings.
- Outdoor space appears limited to small balconies/terraces rather than a 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 72/100The cluster is in the Ligurian Alps, with wooded valleys and limestone peaks around Ormea. The Tanaro river rises in this area and runs through the town. The Marguareis Natural Park lies nearby, covering a large karst and alpine area on the Piedmont-Liguria border. Small ski facilities are at Garessio 2000, roughly a 25–35 minute drive, with larger lifts much farther away. Ormea itself is a small mountain town with arcaded streets, basic services, and a historic centre. This part of upper Val Tanaro is known for mountain pasture, chestnut woods, and hiking on the Ligurian-Alpine divide.