Baita/bungalow/chalet/trullo in Caprinali
Aprica-Val Belviso Proponiamo in vendita baita di 112 mq da ristrutturare, località Caprinali. L'immobile si sviluppa su due livelli ed è libero su tutti i lati. Completa la proprietà 80 mq di terreno e un baitello da ricostruire adiacente al corpo principale. Localizzata nella parte più soliva della valle, garantisce un'ottima esposizione con vista panoramica su tutta...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €45,000 asking price is attractive at €402/m², but renovation brings the estimated effective cost to about €1,102/m², well above the local comparison level of €534/m². The 80 m² of land, panoramic mountain setting and 32 photos help, but the listing does not specify the renovation scope, utilities or building condition.
More on the house and the area
The setting is genuinely spectacular, with a traditional stone alpine building surrounded by meadows, forest and broad mountain views. However, the property appears to be an old agricultural baita with raw floors, primitive interiors and significant renovation needs, so it is a beautiful location but not currently a usable 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€22,000 – €39,000
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.
- This is a substantial renovation project, not a move-in home: interiors are raw, dark and unfinished.
- The listing shows no kitchen, finished bathroom, utilities or habitable living spaces; structural and roof assessments are essential.
- Remote mountain access and the adjacent outbuilding requiring reconstruction may make renovation logistics difficult.
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 Orobie and the upper Val Camonica–Valtellina pass country at the Passo dell’Aprica. Ski lifts leave directly from Aprica for the Aprica-Corteno system, with larger lift areas at Ponte di Legno–Tonale about 35–45 minutes away depending on road conditions. Edolo is the nearest town of some size on the Val Camonica side, with daily services and rail access, and Tirano is the nearest larger centre on the Valtellina side, with shops, hospitals and the Bernina railway. The area is known for mountain tourism, skiing and access between Val Camonica and Valtellina.