Rustico/casale in Via Pietra Rotonda 15
A Caprie, sulla montagna al di sopra della frazione Novaretto, Homepanda propone in vendita una caratteristica soluzione in borgata, da ristrutturare e con ampio terreno. La proprietà si trova immersa nel bosco, raggiungibile solo tramite strada sterrata e passaggio pedonale, con meravigliosa vista sulla Sacra di San…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
See what needs doing and what each job costs
At €18,000 (€300/m²), estimated renovation brings the effective cost to about €1,300/m², far above the €263/m² local comparison level. The property needs substantial work, is reachable only by dirt road and footpath, and the listing does not state how many bathrooms it has.
More on the house and the area
The mountain panorama toward the Sacra di San Michele is genuinely spectacular, and the wooded 1,200 sqm setting gives this old farmhouse strong rustic character. However, it is primarily a renovation project rather than a ready-to-live-in home: only one room appears recently finished, with no bathroom listed and extensive exterior work still evident.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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.
- Major renovation required; most of the property appears unfinished or improvised.
- No bathroom is listed, and utilities/official habitability are unclear.
- Access is only via an unpaved road and pedestrian path.
- The roof, terraces, retaining structures and surrounding outbuildings need careful structural inspection.
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 71/100The cluster is in the lower Susa Valley at the foot of the Graian Alps, with Monte Musinè and the first Alpine slopes close above the settlements. The Dora Riparia runs along the valley floor. The Parco naturale Orsiera-Rocciavrè lies nearby in the upper part of this sector of the valley. The nearest ski area is Colle del Lys, with small lifts roughly half an hour away by road; larger Susa Valley ski areas are farther up-valley and do not define the immediate setting. Avigliana is the nearest town of size, with lakes, a medieval centre and rail services toward Turin and the upper valley. The Sacra di San Michele stands on Mount Pirchiriano a few kilometres to the east and is the best-known landmark of this part of the valley. The area is known for its Alpine valley setting, chestnut and mixed woodland on the slopes, and the historic corridor linking Turin with the Susa Valley passes.