Casa bifamiliare in Via Don Romeo Ballerini
In Via Don Romeo Ballerini proponiamo una porzione di casa interessante soprattutto per chi guarda oltre il semplice prezzo d'acquisto. A 45.000 euro troviamo infatti una soluzione distribuita su più livelli, capace di adattarsi sia a chi cerca un punto d'appoggio a Campodolcino, sia a chi vuole valutare un acquisto…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Estimated effective price ≈ €63,000 including ≈€18k renovation (≈€700/m²), well above the local median of €407/m². Good photos (38) and a private garden are positives, but the listing omits condition and year and shows energy class G, so upgrades are likely needed.
More on the house and the area
Attractive alpine townhouse interior with wide plank floors, original wood panelling and deep window sills that give real character. The flat is essentially livable but needs cosmetic/medium updates (ceiling panels, kitchen and bathroom) before it becomes a comfortable long-term home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €10,000
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.
- drop-ceiling panels are damaged/missing (possible past water issues)
- kitchen and bathroom are dated and will need updating
- only one small bathroom and electric convector heaters visible (may mean higher running costs)
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 76/100The cluster is in the upper Val San Giacomo in the Lepontine Alps, with steep alpine slopes and high passes around the valley. The Liro stream runs through this valley system, and the Swiss border at the Spluga Pass is nearby. The area is part of the Valchiavenna mountain corridor, known for alpine pasture, stone villages and winter sports. Madesimo lies a few kilometres up the valley and provides the nearest ski lifts, with road access in about 10 minutes. Chiavenna is the nearest substantial town downvalley, with a full set of services and a well-preserved historic centre. The area is known for the Spluga route toward Switzerland and for mountain walking and skiing.