Casa indipendente in Via San Stefano 2
TIRANO FR. RONCAIOLA - VIA S. STEFANO Nella frazione di Roncaiola, in posizione soliva e panoramica, a soli 5 minuti in auto da Tirano, proponiamo una casa indipendente disposta su quattro livelli, caratterizzata dalla presenza di due appartamenti trilocali distinti. Al piano primo si trova il primo appartamento, attualmente da ristrutturare e quindi personalizzabile in base alle proprie...
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
Asking €485,000 (€/m2 €1,435) and I estimate renovation ~€700/m2, giving an effective price ≈€2,136/m2. That is far above the local median of €474/m2 in the area and the first apartment is explicitly described as “da ristrutturare,” so this looks overpriced for the market.
More on the house and the area
Bright, recently finished interiors and a modern open-plan living/kitchen make this immediately liveable, and the covered balconies offer sweeping valley and mountain views. The plot and terraces give private outdoor space, but the building contains more than one unit and the attic/second apartment need finishing—great as a real move-in home if you want a modern mountain property rather than a historic stone farmhouse.
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€67,000 – €119,000
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.
- property contains multiple apartments (not a wholly private single-house)
- one apartment is advertised as to-be-renovated / customizable
- attic/loft area is unfinished and needs work
- steep hillside location with sloping grounds / access considerations
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 upper Valtellina, with the Rhaetian Alps and the Orobie Alps framing the valley. The Adda runs through the valley floor nearby. Stelvio National Park begins a short distance to the north-east around the Bormio side of upper Valtellina. The nearest major ski areas are Aprica, roughly 20 minutes by road, and the Bormio/Cima Bianca lifts, roughly 35 to 40 minutes. Tirano is the nearest town of size and has rail links, shops and services; it is also the Italian terminus of the Bernina railway, a UNESCO World Heritage route. The area is known for terraced vineyards lower down the valley, apple growing in the upper valley, and mountain access toward Bormio, Livigno and the Bernina side.