Frabosa Sottana – rustico con terreno e grandi potenzialita'
Nel cuore della tranquillità di Frabosa Sottana, in località Gosi, proponiamo in vendita un ampio rustico immerso nel verde, una soluzione dal carattere autentico e dalle grandi possibilità di personalizzazione. La posizione rappresenta uno dei punti di forza della proprietà: ci troviamo a pochi minuti da Villanova…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
- Kitchen
See what needs doing and what each job costs
360 m2 farmhouse at €39,900 with an estimated renovation of €700/m2 gives a total outlay ≈ €291,900 (≈€811/m2), well above the regional median of €263/m2. The large plot (≈2,000 m2) and proximity to ski areas are positives, but the heavy renovation needed drives the effective price into an overpriced range.
More on the house and the area
A large, characterful Piemonte farmhouse with beautiful vaulted interiors, a photogenic courtyard and about 2,000 m² of land — lots of authentic charm and a clear countryside view. The main living rooms are intact and usable after cosmetic updating, but the attic/barn and some external structures need structural work and system upgrades.
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€71,000 – €126,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs renovation and modernization (kitchen, heating, electrics).
- Attic/barn areas show exposed beams and dirt floor — roof/structural repairs likely required.
- Only one shower/bathroom visible and dated.
- Some external outbuildings/covered terraces are in rough condition.
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 Maritime Alps rise immediately south of Villanova Mondovì, with the lower Monregalese valleys starting within a few kilometres of the town. The Ellero stream runs through the settlement and the Pesio valley and its wooded slopes are nearby. The Marguareis area of the Ligurian Alps and the Parco naturale del Marguareis lie within this part of southern Cuneo, with karst mountains and high pasture country to the south. The nearest ski lifts are around Frabosa Soprana, Prato Nevoso and Artesina, roughly 15–25 km away depending on the base station. Mondovì is the nearest town of size, with a substantial historic centre, services and rail connections. The area is known for the transition from the Cuneo plain to the alpine valleys and for caves and karst systems around the Monregalese.