Rustico in vendita a Gravellona Toce
In una zona tranquilla di Gravellona Toce, immersa in un contesto piacevole e rilassante, proponiamo in vendita un interessante complesso immobiliare completamente da ristrutturare, caratterizzato da una posizione riservata e da una suggestiva vista sulle colline e sulle montagne circostanti. La proprietà si sviluppa…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Plumbing
- Bathroom
- Windows
See what needs doing and what each job costs
Large 320 m² complex described as "completely to be renovated" — I estimate full renovation at ~€700/m² (≈€224k). Adding the €85k price gives an effective cost of ≈€309k or ≈€966/m², far above the local median of €263/m², so this is overpriced for a heavy renovation project.
More on the house and the area
Lovely multi-unit village complex with a photogenic façade, a tower, terraces/courtyards and clear views of the surrounding hills. Parts look recently refreshed (nice kitchen), but much of the property is in poor condition and needs a full renovation — a high-potential project for an investor or homeowner willing 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€63,000 – €112,000
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.
- Major renovation needed across large parts of the complex (peeling plaster, damp, overgrown courtyard).
- Many rooms appear uninhabitable now and utilities/finished bathrooms are limited or unclear.
- Any structural changes (access/parking or demolition/rebuild) will need planning checks and permits.
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 lower Ossola, with the Lepontine Alps close around the valley and Monte Massone above the area. The Toce and the Strona di Omegna are the main rivers nearby, and Lake Maggiore begins a short distance to the south around Mergozzo and Baveno; Lake Mergozzo is also nearby. The western side of the Val Grande National Park is close to the area. The nearest ski areas are the lifts above Domobianca near Domodossola and the Mottarone area above Stresa, both roughly within an hour by road depending on the exact starting point and season. Gravellona Toce is the nearest larger town for daily services, and Verbania on Lake Maggiore has the fuller set of shops, hospitals and transport links. Ornavasso is known for its marble quarries and for the Sanctuary of the Madonna del Boden.