Casa indipendente in Via Nuova
Il nome Sirta deriva da serta, “luogo recintato da confini”, e racconta la sua storia di borgo incastonato tra la piana dell’Adda e le Orobie valtellinesi che, a partire dalla rettificazione dell’Adda da parte degli austriaci a metà dell’800, ha acquisito sempre più importanza richiamando nel fondovalle la popolazione…
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
Price €39,000 (≈€300/m²) but the listing gives no condition; estimating heavy works at €700/m² yields an effective cost ≈€130,000 (≈€1,000/m²), well above the Lombardy median of €455/m². With that renovation burden this is an overpriced listing for the region.
More on the house and the area
A solid, characterful stone village house with attractive exterior, interior stone arches, wooden beams and a vaulted cellar — clearly a lived-in, usable home. It needs targeted roof/ceiling repairs and some modernising, but at this price it’s a very realistic, charming buy for someone wanting a mountain-borgo 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€26,000 – €46,000
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 floor/attic shows exposed beams and some roof/ceiling damage — likely repairs needed
- Rooms are generally small with low ceilings (compact bedrooms)
- No private garden/terrace; property fronts onto a cobbled village street with limited parking
- Vaulted cellar may have damp/insulation issues — inspect before conversion
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 lower Valtellina, with the Orobie Alps immediately to the south and the Rhaetian Alps on the north side of the Adda valley. The Adda runs through this part of the valley. Morbegno is the nearest town of size and has a full set of daily services and a rail station on the Lecco–Sondrio line. The area is known for terraced viticulture on the sunnier side of Valtellina, mountain valleys opening toward Val Gerola and Val Masino, and local foods including Bitto cheese in the western Valtellina area. The nearest ski lifts are in Val Gerola around Pescegallo, roughly a 30–40 minute drive, and larger ski areas farther up the valley do not affect the score.