Nembro rustico
In zona pedecollinare, caratteristico rustico indipendente, esternamente ristrutturato nell'85 disposto su 2 livelli composto da piano terra: ampio locale con camino e cucina, 1° piano: locale open-space al rustico con possibilità vari posti letto, servizio e balconcino . Il rustico è servito da energia elettrica,…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Listed as 'Renovated' but the description contradicts this: it's a rustico only externally renovated in 1985, cadastrally registered as C2 (deposit/storage), not habitable. No mains water (cisterns only), electricity present. The '1° piano al rustico' is unfinished. Price EUR667/m2 is far above the EUR382 baseline, and the value is heavily inflated by 15,000 m2 of agricultural/woodland rather than a habitable dwelling. Converting a C2 storage unit to residential requires change-of-use permits plus full interior renovation. The 'Renovated' condition tag is misleading. Not a genuine home purchase at this price.
More on the house and the area
Attractive stone rustico with genuine historic character — exposed stonework, arched fireplace, spiral staircase, and a scenic pedecollinare setting in Lombardia. Standout assets are the 15,000 sqm of land (former terraced vineyard plus woodland), the wood portico/BBQ area, and the sweeping green valley views (photo 11). Exterior is postcard-pretty. However, WOW is tempered heavily by practical caveats: C2 cadastral classification (storage, not residence), water from cisterns, and a 10-minute walk from the road. Interiors are rough and dated — appealing to DIY/self-sufficiency buyers rather than turnkey seekers. At €667/m² with substantial land, there is a real bargain angle for the right buyer, but it is a project, not a move-in home.
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€24,000 – €42,000
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.
- Cadastrally registered as C2 (storage/deposit), not residential — legal conversion to dwelling not guaranteed
- No mains water: supplied by cisterns; no electricity issues but rustic services
- 10-minute walk from the nearest road — no direct vehicle access
- Interior only partially renovated; only exterior redone (1985), interiors are basic/rustic
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 58/100The cluster is in the lower Val Seriana, with the Bergamasque Prealps immediately north of the built-up valley floor. The Serio river runs through the valley. Parco Regionale delle Orobie Bergamasche begins farther up the valley and is not the immediate setting here. The nearest substantial town is Bergamo, which has a large historic upper town, services and rail connections. This part of the valley is known for its industrial settlements mixed with older hillside hamlets and for access toward the Orobie valleys rather than for a single standout site inside the immediate radius.