Rustico/casale
Nel comune di San Giacomo Filippo, in località Olmo, caratteristico paesino di montagna, proponiamo in vendita rustico in sasso. L'immobile è disposto su più livelli ed è completamente da ristrutturare. Completano la proprietà una stalla adiacente disposta su due livelli. Terreno circostante di circa 170 mq.…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €95,000 for 403 m² but described as "completamente da ristrutturare" — I estimate €1,100/m² renovation (≈€443,300) giving an effective €1,336/m², far above the regional median €375/m²; large restoration cost and remote mountain location make this overpriced.
More on the house and the area
Lovely traditional stone farmhouse with intact rooflines, balconies and a postcard view over the village church and mountains — very photogenic. The building is a large, unmodernised rustico (plus adjacent stable) and will need major renovation to be lived in, but it’s a strong bargain and a great project for someone wanting an authentic mountain home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€160,000 – €236,000
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.
- Advertised as 'completely to renovate' — needs substantial interior work and systems installed
- Only about 170 m² of surrounding land, and the property occupies multiple levels (403 m²) with just one bath
- Access in a small mountain village can be steep/narrow and may limit deliveries/works
- Some windows/doors boarded and parts of interior are empty or basic, so budget for structural and finish works
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 upper Valchiavenna, with steep Alpine slopes and the Lepontine Alps around the valley. The Liro torrent runs through the comune and Chiavenna is about 10 km away, with a full services centre and a preserved historic core. Splügen ski lifts on the Swiss side are the nearest substantial lifts, roughly 25 minutes by road from this area, and Madesimo is about 30 minutes away. This part of the valley is known for stone villages, chestnut country lower down toward Chiavenna, and the route to the Splügen pass into Switzerland.