Property in the Isarco Valley and Val Gardena
Going up the Isarco the market changes character: old centres that are lived in and served, less pressure on demand, and buyers arriving from outside the province too, under precise rules on who may buy what.
Bressanone is the oldest town in the province and today a university seat as well: an arcaded centre, residential districts, full services. It is the valley's market with the most transactions.
Chiusa rises between the river and the monastery of Sabiona, with village houses and limited supply. Vipiteno looks towards the Brenner, has an intact old centre and an economy that also lives off the nearby border.
Ortisei has characteristics of its own: the Val Gardena, Ladin culture, an economy strongly given over to tourism. The market is more tightly regulated and dwellings free of the restriction are few.
Throughout the valley the preliminary check is the same: planning designation and the restrictions on the property. We provide that information before the viewing.
Selling a home in the Isarco Valley
Up the valley the market is thinner than in Bolzano: there are fewer possible buyers for any given property, which makes the asking price decisive. A property offered above current values stays on the market a long time, because the number of people searching in the area is limited and the same listing is looked at once.
The second point is the designated use: an unrestricted dwelling, a restricted one, or a property in a tourist zone are three markets with three different pools. We establish that before the price is set.
Property valuation, municipality by municipality
The value of a property does not stop at the edge of the valley: it changes from one municipality to the next, and often from one hamlet to the next. Below, for every municipality in this area, is what actually moves the price — and where we start from when you ask us for a valuation.
What is a home in Bressanone worth?
Bressanone has a broad market, and the university and hospital sustain rental demand worth taking into account: an income property is also valued on the rent it produces. Differences between the old centre, Millan and Sant'Andrea are marked, and the energy rating is among the first things buyers ask about.
What is a home in Chiusa worth?
Chiusa has a narrow medieval centre and a position on the railway line: two things that pull in opposite directions on price. In the old town the value depends on the state of the building and on conservation constraints; outside, on the connection and on parking. A valuation starts from exactly where the property stands.
What is a home in Vipiteno worth?
Vipiteno has two overlapping markets: the residential one of the town and the one tied to tourism at Racines and Monte Cavallo. The use designation decides which of the two a property belongs to, and the difference in value between them is substantial. Proximity to the border also brings buyers from outside the province.
What is a home in Ortisei and Val Gardena worth?
In the Val Gardena a valuation is first of all a question of legal classification: first home, second home, dwelling for residents, tourist accommodation. These are categories with different prices and different buyers, and the same floor area takes on distinct values depending on how it is classified. We give a figure once we have read the papers.
What we have in this area
We have nothing available in this area at the moment. Things often come free before they are published: if you are looking here, write to us and we will let you know. And if you have something to sell here, this is an area where we have waiting enquiries.
Questions we get
Can I buy a second home in the Val Gardena?
Not freely. In municipalities where second homes exceed the threshold set by the Province, new or renovated dwellings are subject to the residents' restriction. Properties free of it exist, but they are few: it is the first check to make, and we make it before arranging a viewing.
Is Bressanone a good alternative to Bolzano?
It depends how far work ties you to Bolzano. Bressanone has equivalent services, an old centre of modest size and a less stretched market; the motorway and the railway make the link with the provincial capital workable, including for occasional commuting.
What is my house in Bressanone or Vipiteno worth?
Comparable sales are few up the valley, so the valuation also looks at how long similar properties took to sell, not only at the prices achieved. We give you both figures at the visit. It is free and without obligation.
Guides for selling a home in South Tyrol
The residents' restriction, the land register, taxes: what is worth knowing before you buy or sell.
The documents you need to sell in the province of Bolzano
The list here is longer than in the rest of Italy, because the land register sits alongside the cadastre. We set out what is needed, who issues it and the order in which it is best obtained.
The land register: what changes when you sell here
It is the most significant difference between selling in the province of Bolzano and selling in the rest of Italy, and it is worth knowing before you sign anything.
The residents' restriction: what it means for a seller
Two identical flats in the same building can be worth different sums depending on the restriction attached to them. We set out how to recognise it and what it means for a sale.