Casa bifamiliare in Frazione Arpuilles Chacotteyes 28
In Aosta, Frazione Arpuilles, casa semindipendente libera su due lati, caratterizzata dalla presenza di due unità abitative con ingressi indipendenti. Al piano interrato sono presenti due cantine: una ampia, con possibilità di essere utilizzata come taverna o spazio accessorio, e una seconda cantina di dimensioni più…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Asking €65,000 for 130 m2 (€500/m2); I estimate modest refurbishment at €200/m2, giving an effective price of ~€91k (≈€700/m2), well above the local baseline of €479/m2 (based on only 8 comps). The listing does not state condition, but two independent units, cellar/pool/terrace and 50 photos are positive signs.
More on the house and the area
Lovely mountain-borgo house with lots of character: wooden balconies, new-looking roof timbers and a spectacular valley/mountain view. The structure and exterior look solid, but interiors are partly gutted/under renovation so expect finishing work (floors, bathrooms, internal fittings) before full-time living. Great potential for a ready-made mountain home once completed.
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 – €14,000
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.
- Interior is partly stripped/unfinished with exposed blockwork and conduit — requires completion of floors, finishes and bathrooms.
- Some rooms look like construction in progress (plumbing/electrical roughed in) rather than move-in ready.
- Access is typical tight mountain-borgo streets — parking and vehicle access may be limited.
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 78/100The cluster is in the Aosta basin with the Graian Alps and Pennine Alps closing the valley on both sides. The Dora Baltea runs through this part of the valley. Pila, the main ski area above Aosta and Gressan, is reached by road in about 20–30 minutes from the valley floor, and the Aosta–Pila gondola leaves from the edge of the built-up area nearby. Aosta is the nearest town of size and has the full services of the regional capital together with major Roman remains including the Arch of Augustus, the Roman theatre and the city walls. The area is known for its Alpine setting, winter sports and the castles and fortified sites spread through the central Aosta Valley.