Rustico in Fusine
FUSINE (SO) – VIA TROMBERTE Nel caratteristico centro storico di Fusine, proponiamo in vendita un rustico di circa 87 mq, completamente da ristrutturare, ideale per chi è alla ricerca di un immobile dal fascino autentico e dalle caratteristiche tipiche delle costruzioni locali. La proprietà presenta una struttura…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Asking €25,000 plus an estimated €700/m² renovation (€60,900) yields an effective total of ≈€85,900 (≈€989/m²), well above the regional median of €375/m²; central historic position and a garage are positives but heavy works make the all-in cost unattractive.
More on the house and the area
A very characterful stone village building with an intact wooden roof and beautifully exposed beams — the upper loft room is photogenic and the location is a pretty mountain hamlet. The property is structurally sound in photos but is an unfinished shell with no services, so a full renovation is required. Excellent price for someone wanting an authentic, central home to restore.
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€17,000 – €30,000
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.
- No bathroom or kitchen shown — the interior is a blank shell and needs full fit‑out (plumbing, electrics, floors).
- Although the roof and timber ceiling look intact, expect renovation permits and structural checks in a historic centre.
- Access is from the village square via external steps; parking is limited to the small garage included — check ease of deliveries for works.
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 68/100The area sits in the Valtellina with the Orobie Alps rising immediately to the south and the Rhaetian Alps on the opposite side of the Adda valley. The river Adda runs through this stretch of valley. The nearest town of size is Sondrio, which has the main services and rail connections of the central valley. This part of Valtellina is known for terraced vineyards on the sunnier slopes and for access into side valleys of the Bergamasque Alps.