Casa indipendente in Via Ezio Vanoni 70
Nel Comune di Sondalo proponiamo in vendita un’intera proprietà indipendente di generose dimensioni, una soluzione rara e particolarmente interessante per chi cerca ampi spazi, solidità costruttiva e numerose possibilità di utilizzo. L’abitazione si sviluppa su tre livelli fuori terra, ciascuno di circa 100 mq, oltre a un importante piano interrato di quasi 200 mq e a una vasta area esterna...
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
At €410,000 for 416 m² plus an estimated €200/m² refit (≈€83k), the effective price is ≈€1,185/m² versus the regional median of €455/m² — a large premium. The large size and 110 photos are positives, but the listing does not state condition and the advertised 9 beds with only 1 bath is a contradictory data point.
More on the house and the area
Solid, roomy multi‑storey building in a scenic Alpine valley with genuine mountain views and outdoor space. Interiors are lived‑in and move‑in ready but ordinary; the layout and only one bath limit luxury appeal. Good usable home for someone who values space and setting over character finishes.
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€27,000 – €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.
- Only one bathroom listed for a very large 416 m² property
- Building sits on a main road — limited privacy and possible traffic noise
- Plain, utilitarian exterior with no historic features; interiors are tidy but dated
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 77/100The cluster is in the upper Valtellina, within the Alps, with the mountains of the Ortles-Cevedale group close to the north and the Livigno Alps and Stelvio sector around the valley. The Adda river runs through this part of the valley. The Stelvio National Park reaches the slopes above Sondalo and is one of the main protected mountain areas in Italy. The nearest ski areas are around Bormio, roughly 20 minutes by road, with larger lift networks also at Santa Caterina Valfurva and Livigno farther away. The nearest town of size is Tirano down-valley, with rail connections and services, while Bormio is the main upper-valley centre for shops, thermal baths and winter sports. The area is known for its alpine valley landscape, access to passes such as the Stelvio, and mountain tourism.