Rustico/casale in Località Bonavesse 15
In Arnad, località Bonavesse, proponiamo rustico di piccole dimensioni disposto su due livelli. L'immobile è composto da entrata su soggiorno con angolo cottura e camera da letto al piano primo, al piano terreno invece una tipica cantina a volta, e due vani deposito e sottotetto non abitabile. Completa la proprietà piccolo giardino a pochi passi dall'immobile. La...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Heating
- Bathroom
See what needs doing and what each job costs
At €18,000 for 30 m², the entry price is low, but the property has no bathroom, several cellar/deposit spaces and a non-habitable attic. The listing does not state its condition, so substantial renovation and conversion work are likely; the available local comparison is limited.
More on the house and the area
This tiny Valle d’Aosta farmhouse has genuine rustic charm, with beautiful local stonework, a vaulted cellar, old wood details, and a small green setting. However, the damaged roof, rough storage areas, lack of a bathroom, and heavily cluttered interiors make it a renovation project rather than a move-in-ready home.
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€12,000 – €18,000
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.
- The roof structure appears severely deteriorated, with exposed timbers and damaged coverings.
- There is no bathroom shown or listed, and the property is a very small 30 sqm rustic dwelling.
- Substantial renovation, services work, and likely structural repairs would be needed before comfortable full-time living.
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 68/100The cluster lies in the lower Aosta Valley with the Pennine Alps rising on both sides of the Dora Baltea valley. The Dora Baltea runs through the area. Fort Bard is within about 10 km in the narrowing of the valley. The nearest ski lifts are in the Monterosa domain above Champorcher and Gressoney, roughly 30–45 minutes by road depending on the base station, but they are outside the immediate 15 km landscape. The nearest larger town is Ivrea to the south-east, while within the valley the main service centres are Verrès and Pont-Saint-Martin. Arnad is known for Lard d'Arnad, a PDO cured pork product, and for its vineyards on the sunny side of the valley.