Baita in Aprica
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. Presente allaccio dell'acqua mentre per la corrente…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €45,000 but the hut needs heavy work (no grid electricity, road not winter-accessible and an outbuilding to rebuild), so I estimate €800/m² renovation → ~€134,600 effective price or ~€1,200/m² versus regional median €460/m². Good photos and a scenic lakeside/mountain location help, but the high rebuild cost makes this an overpriced renovation project.
More on the house and the area
Beautiful, characterful stone baita in a sunny alpine meadow with sweeping valley views and solid stone walls. Structurally intact but currently an unconverted barn — it will need comprehensive renovation and installation of services before it can be lived in.
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, €800/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.
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 full renovation to become a home (no kitchen/bath/finished interior).
- No mains electricity — only water hookup; solar or generator required.
- Road is not accessible in winter (seasonal access).
- Small adjacent baitello is a ruin and will need reconstruction; steep terrain around house.
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.