Casa indipendente in Località Ausone
Se sogni un rifugio montano dal fascino senza tempo, avvolto nella storia e protetto dalle imponenti vette della Valle Antigorio-Formazza, questa dimora è un'opportunità di rara bellezza e valore storico! Incastonata a 1.427 metri s.l.m. nel suggestivo e antico borgo walser di Ausone (Opso), ti propongo in vendita…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Bathroom
See what needs doing and what each job costs
€110,000 price plus estimated €95,200 renovation (136 m² × €700/m²) gives an effective €1,509/m², well above the regional median of €400/m². The listing does not state the property condition, and its high effective cost in a remote mountain hamlet makes this an overpriced, cautious purchase.
More on the house and the area
A breathtaking, perched Walser mountain house with intact original wood‑panel interiors, stone roof and sweeping valley views — highly photogenic and full of historic character. The building is roofed, floored and even has a stove, so it’s largely usable, but there’s no obvious bathroom and you should expect plumbing, insulation and utility upgrades plus possible heritage limits on works.
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€27,000 – €48,000
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 indoor bathroom shown — plumbing likely required
- High‑altitude, remote location; road access may be seasonal or limited
- Traditional/Walser building — heritage/protection rules may restrict changes
- Electrical/heating upgrades and insulation likely needed for year‑round comfort
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 sits in the high Alps of northern Piedmont, in the upper Ossola valley system close to the Swiss border and the road to the Simplon Pass. The local valleys drain into the Toce river watershed. The Parco Naturale Alpe Veglia e Alpe Devero lies within the comune and contains high‑altitude pastures, small alpine lakes and marked hiking routes. Nearest downhill ski lifts are at the San Domenico/Varzo area, reachable by road in under half an hour. The nearest town of size and regional hub is Domodossola, with a mainline railway station, hospitals and larger shops (reachable by road). The area is used for alpine grazing, summer hiking and access across the Simplon to Switzerland.