Vicinanze morbegno, rustico da ristrutturare
Officina Immobiliare propone a Cosio Valtellino, nelle vicinanze di Morbegno, rustico da ristrutturare disposto su due livelli, una soluzione dal carattere autentico che offre interessanti possibilità di recupero e valorizzazione. L'immobile rappresenta una soluzione ideale per chi desidera creare una casa su misura,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €50,000 plus estimated renovation €700/m² (74 m² → €51,800) gives an effective cost ≈€101,800 or ≈€1,375/m², well above the regional baseline of €375/m², so it looks overpriced. Listing is a rustico to renovate (13 photos) with good access to Morbegno but distant from the sea.
More on the house and the area
Charming traditional stone building with original external stairs, timber elements and mountain views, but the interior is a rough shell. This is a bargain project for someone prepared to do major structural/fit-out work rather than a move-in home.
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€15,000 – €26,000
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.
- Significant renovation required — missing floors/finishes and exposed beams.
- No visible bathroom or kitchen; likely needs full utility hookups and interior rebuild.
- Roadside location with limited private outdoor space.
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 cluster lies in the Valtellina with the Orobie Alps to the south and the Lepontine and western Rhaetian Alps around the valley. The Adda runs through the valley floor nearby. Lake Mezzola is within about 15 km at the western end of the valley. This is the lower Valtellina, with Morbegno as the nearest town of size; it has a full set of services and a historic center. The area is known for terraced viticulture on the valley sides higher east in Valtellina, alpine valleys, and mountain food traditions including bresaola and Bitto cheese from nearby Val Gerola.