Baita in Aprica
Aprica-Val Belviso Proponiamo in vendita baita di 120 mq da ricostruire, località Caprinali. L'immobile si potrà sviluppare su due piani e aumentare la volumentria consentita dal comune per la demolizione e ricostruzione. Localizzata nella parte più soliva della valle garantisce un'ottima esposizione con vista…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Listed at €40,000 but described as a ‘da ricostruire’ chalet; I estimate full reconstruction at €1,100/m² (≈€132k), so effective cost ≈€172,000 or ≈€1,433/m² — well above the local median of €460/m². Remote mountain location with no winter road access and no grid electricity makes this a specialized rebuild rather than a bargain.
More on the house and the area
A very scenic alpine meadow site with panoramic views over Val Belviso and a stone ruin/baita footprint on 1,400 m² of land. The building must essentially be rebuilt and lacks mains power, so this is a clear project for someone wanting to create a custom mountain home rather than a ready-to-live-in property.
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€48,000 – €70,000
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.
- Property is to be rebuilt/demolished — a renovation/reconstruction project, not a move‑in home
- No mains electricity (water connected; electricity only via solar/generator)
- Access road is not usable in winter — seasonal access/transport difficulties
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.