Baita da ristrutturare
Baita da ristrutturare accatastata C2 (MAGAZZINI- DEPOSITO) nella località resone di Villa di Lozio , la proprietà si sviluppa su due livelli piano terra due stanze uso ripostiglio e piano sottotetto due stanze uso ripostiglio , oltre a circa 11.000 mq di terreno adiacenti alla proprietà , la strada per raggiungere la…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
€25,000 for 55 m² (≈€455/m²) with ~11,000 m² land sounds cheap but the building is cadastral C2 (magazzino/deposito) and described as ripostigli on both levels, so it cannot legally be used as a dwelling without change of use.
More on the house and the area
Beautiful, characterful stone baita with spectacular alpine valley/mountain views and about 11,000 m² of land — very photogenic and a strong bargain. However it’s currently a storage building (C2), with a battered roof and no visible living facilities, so expect a full renovation and conversion plus access and utility works before it’s a real 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€11,000 – €20,000
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.
- Classified C2 (magazzino/deposito) — residential conversion/permits required
- Needs full renovation: roof tiles/covering and interior works; no kitchen/bath shown
- Steep dirt access — high-clearance/4x4 vehicles recommended; public parking ~250 m away
- Utilities/services not shown or guaranteed
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 is in the Camonica Alps above Val Camonica, with Monte Altissimo and the Pizzo Camino group close by. Borno has ski lifts on Monte Altissimo, with the main access from the village in a short drive. The Oglio river runs down Val Camonica below, and Lake Iseo is farther south outside the immediate area. The nearest larger valley town is Darfo Boario Terme, which has rail connections, shops and services. Val Camonica is known for its mountain pastures and, farther down the valley, for the prehistoric rock engravings of Naquane and other UNESCO sites, though those are not in the immediate surroundings.