Casetta indipendente con terrazzo
In Frazione Grand Brissogne, a pochi minuti da Aosta, proponiamo in vendita una soluzione libera su quattro lati completa di garage, terrazzo sul tetto e giardino privato. L'immobile si sviluppa su tre livelli, al piano terra garage con accesso diretto dalla strada, al primo piano, con accesso da scala esterna, un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price is 754 EUR/m2 vs a regional median of 437 EUR/m2, so roughly 72% above baseline despite needing full renovation. However, the baseline mixes broad regional data and this is a free-standing (libera su quattro lati) townhouse on three levels with garage, rooftop terrace, and private garden near Aosta, features that justify a premium over median. Fresh listing (5 days), decent photos (8). Missing energy class and building year limit assessment, and the small local baseline is weak. Renovation of a 65 sqm unit needing full work runs ~700-900 EUR/m2. All-in (49k + ~52k reno) lands around 100k for a renovated 65 sqm detached property with amenities near Aosta, which is plausible but not a standout. Fair rather than good given the premium over baseline and unknowns.
More on the house and the area
Modest detached townhouse on four sides in a small Valle d'Aosta hamlet near Aosta. Exterior is plain grey render with a rooftop terrace and greenery. Interiors are tired and dated—old tiled kitchens, worn wood floors, empty rooms needing full renovation. The one standout is the Alpine mountain backdrop visible from the terrace/garden, offering a decent view. Otherwise unremarkable: no historic charm, no striking architecture, and the garden is overgrown. Priced low (€754/m2) which is fair given condition but not a dramatic bargain that stops the scroll.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€13,000 – €23,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs full renovation throughout
- Dated kitchen and interiors
- Small 65 sqm, 1 bed only
- Garden appears overgrown/neglected
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 67/100The cluster lies in the central Aosta Valley with the Pennine Alps on both sides of the Dora Baltea valley. The Dora Baltea runs through this part of the valley floor. The Mont Avic Natural Park lies to the east within this part of the valley system, and the Gran Paradiso area is farther west up the region. Pila, the nearest major ski area above Aosta, is reached by road in roughly half an hour, with larger valley resorts farther away. Aosta is the nearest town of size and has the Roman walls, theatre, arch and cathedral that make it the main service and historic centre of the region. This part of the valley is known for alpine agriculture, castles on the slopes around the central valley, and access into side valleys such as Val d'Ayas and Valtournenche.