Baita indipendente
Baita indipendente con ampio giardino privato – accatastato C2 (DEPOSITO-MAGAZZINO) Perfetto rifugio relax con spazi già divisi se sogni un rifugio esclusivo immerso nella tranquillità, questa affascinante baita indipendente è la soluzione ideale per te circondata da un ampio giardino di proprietà, la struttura…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The property is cadastral category C/2 (deposit/magazzino) so it cannot legally be a dwelling without change of use; the ad nevertheless markets it as a 'baita'. Price €69,000 plus estimated €200/m² renovation (≈€16,600) gives an effective cost ≈€85,600 (≈€1,031/m²) but the legal-use issue makes this a trap.
More on the house and the area
Beautiful stone mountain baita with an excellent private garden, panoramic alpine views and very charming exposed‑beam interiors — clearly a lived‑in, ready refuge. It’s a rare bargain for this setting, but check the C/2 cadastral status and the rough access road before committing.
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 – €9,000
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.
- Property is cat. C/2 (deposit) on the land registry — changing use to full residential may be required.
- Access is along a steep unpaved mountain road (recommended vehicle: high-clearance or 4x4).
- Verify utilities/permits and energy/insulation details before purchase.
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 73/100The cluster is in Val Camonica, with the Adamello Alps closing the horizon to the north and east and steep prealpine slopes above the valley. The Oglio river runs through the valley floor nearby. The area is tied to the Parco dell'Adamello on the upper side of the valley. The nearest skiing is around Borno and Montecampione, reached by mountain roads in roughly 25-40 minutes. Breno is the nearest larger valley town, with services, a castle and the main rail and road link through Val Camonica. Capo di Ponte, a few kilometres away, is part of the Valcamonica rock art UNESCO site. The area is known for its alpine valley landscape, chestnut and beech slopes, and prehistoric rock engravings.