Edificio in Borgata Roccette 39
GIAVENO BORGATA ROCCETTE Due caratteristici rustici con terreno Nel suggestivo contesto della Borgata Roccette di Giaveno, proponiamo in vendita due abitazioni rustiche vendute congiuntamente, situate una di fronte all'altra e immerse in un caratteristico ambiente di borgata montana. Una proprietà ideale per chi cerca…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Roof
- Damp
- Windows
See what needs doing and what each job costs
Two rustic units sold together at €29,000 (≈€242/m²) but the listing implies substantial recovery; I estimate renovation at €700/m² → ≈€84,000 work, effective cost ≈€113,000 total (≈€942/m²). That is far above the regional median of €196/m², so this looks like an expensive renovation project rather than an immediate value buy.
More on the house and the area
Lovely traditional Piedmont stone houses with slate roofs, exposed beams and wooden balconies set in a mountain borgata with a small garden — very photogenic. Condition is mixed: one unit is basic and livable, the other needs significant renovation (roof/gallery/structure), so this is a bargain-for-a-project rather than a turnkey dream 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€24,000 – €42,000
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.
- Upper wooden gallery and parts of the roof show heavy rot — likely need structural and roof repairs.
- Two buildings sold together: one unit appears largely derelict while the other has small, basic but usable rooms and a bathroom.
- Signs of damp/mould and dated finishes inside — expect rewiring, plumbing and insulation work.
- Typical borgata access/parking may be limited — check vehicle access and services.
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 cluster lies at the mouth of Val Sangone, with the Cottian Alps immediately to the west and the lower wooded slopes of Monte Aquila and the Colle Braida side within the local landscape. The Sangone valley and its streams shape the area. The Orsiera-Rocciavrè Natural Park is nearby on the valley side above Giaveno and covers much of the mountain backdrop of this part of the valley. The nearest ski lifts are the small Pian Neiret area above Forno di Coazze, roughly half an hour away, while the larger Via Lattea resorts are much farther and do not belong to the immediate setting. Giaveno itself is the nearest town of size, with a substantial historic centre, services, and a role as the main settlement of the valley. The area is known for chestnut woods and for being the first Alpine valley reached from the Turin side.