Rustico 134 m² a Borgata Paolini, San Damiano Macra (CN)
Quota 3/4 di rustico in asta a San Damiano Macra (CN) – Borgata Paolini (CAP 12029) L'immobile in asta è un rustico recuperato ad uso abitativo, ubicato in Borgata Paolini, nel Comune di San Damiano Macra (CN). Si tratta di un fabbricato civile in zona montana, edificato antecedentemente al 1967 e successivamente…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- Sold at judicial auction
- Only a share of the property is for sale
Must be done first
- Heating
See what needs doing and what each job costs
The property is offered in a judicial auction and only as a 3/4 share (quota 3/4), creating legal and transfer risks that make it unsuitable. The price (€40,656 for 134 m², about €303/m²) looks low but the auction status and partial ownership override the apparent value.
More on the house and the area
Attractive stone mountain house with original beams, two wooden balconies and wide valley views plus 1,640 m² of land — very photogenic and full of historic character. The main floors appear solid and partly habitable (water system present, radiators installed) but the attic is a raw finish and there’s no boiler; good bargain for someone willing to finish/repair to make it a year-round home.
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€9,000 – €15,000
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.
- No heating generator/boiler (radiators present but no heat source)
- Second-floor/sottotetto is unfinished (no floors, no plaster, no systems)
- Wooden balconies need maintenance or replacement
- Property and land are subject to hydrogeological constraints and sit in a remote mountain location
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 74/100The cluster is in the Maira Valley of the Cottian Alps. The Maira river runs through the valley. The area is part of the alpine system west of Cuneo, with side valleys, larch woods and high pasture above the villages. The nearest ski lifts are the small valley stations around Acceglio and Canosio, roughly 30–45 minutes by road depending on the hamlet. Dronero is the nearest town of size, with everyday shops and services, and Cuneo is the main city for wider services. The valley is known for hiking, Occitan culture and scattered stone hamlets.