Ollomont Clapey, piccolo rustico con giardinetto
Ollomont – Clapey: caratteristico, grazioso piccolo rustico con giardinetto in un tipico borghetto di montagna, a 300 mt dalla Piazza del Comune di Ollomont. Completamente da restaurare, il rustico potrebbe essere strutturato su 3 livelli: il piano seminterrato potrebbe essere adibito a tavernetta o cantina, il piano…
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
At €65,000 (€613/m²), the purchase price is low, but a full restoration at roughly €1,100/m² brings the effective cost to about €1,713/m², or €181,600 total. The baseline is weak (median €641/m² from only 17 listings); the alpine tourist setting and 39 photos help, but bathrooms and energy data are absent.
More on the house and the area
This is a highly photogenic 19th-century Alpine stone rustico with dramatic mountain scenery, traditional slate roofs, a small garden, and strong chalet potential. However, it is currently an uninhabitable restoration shell with damaged timber structures and no bathroom, kitchen, or finished living spaces; the beautiful interiors shown are only proposed renovation designs.
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€42,000 – €62,000
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.
- Completely requires restoration and is not currently habitable.
- The old roof structure and interior framing show substantial deterioration and possible structural work.
- No bathroom, kitchen, or bedrooms are present; the attractive interiors shown are renovation concepts, not existing rooms.
- Mountain-village access and utilities should be verified before purchase.
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 sits in the Valpelline, an Alpine side valley of the Pennine Alps north of Aosta. The Buthier river runs down the valley, and within this area are the mountain basins of Place-Moulin and the upper Valpelline beneath high peaks on the Swiss border. Part of the upper valley falls within the Mont Avic Natural Park area on the eastern side of the province. The nearest ski lifts are the small Ollomont facilities in the valley and the larger Pila ski area above Aosta, reached by road in roughly 30–40 minutes from lower Valpelline and longer from the upper valley. Aosta is the nearest town of size, with full services, rail connections and the main concentration of Roman and medieval monuments in the region. The area is known for alpine pasture landscapes, hydroelectric reservoirs and mountain routes toward the Great St Bernard and border valleys.