Rustico/casale in Via Per Presegno
Un’Oasi di Pace Incontaminata: Casale Indipendente con Terreno a Lavenone (BS) Se cerchi il vero contatto con la natura, la massima privacy e un luogo dove disconnetterti dal caos cittadino, questa proprietà è la soluzione ideale. Situato nella suggestiva ed esclusiva frazione di Bisenzio a Lavenone (BS), proponiamo…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Connections
See what needs doing and what each job costs
The €35,000 asking price is only €152/m², but the property has no electricity connection, pedestrian-only access, and substantial service areas still in 1960s condition. Allowing roughly €700/m² for upgrades puts the effective cost near €852/m², well above the local comparison level of €354/m².
More on the house and the area
A highly atmospheric mountain farmhouse with substantial stone-and-plaster character, sweeping Alpine scenery, woodland and extensive private land. The upper kitchen and bedrooms are reportedly renovated and usable, but much of the 230 sqm property looks like an old agricultural complex, and the lack of electricity and vehicle access makes this a demanding rural lifestyle rather than an easy dream 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €81,000
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.
- The property is reached only by a roughly five-minute footpath, with no direct vehicle access.
- There is currently no grid electricity; connection or an off-grid system is required.
- Only the upper living area is described as recently renovated; the barns, cellars and other sections appear very rough.
- The photos show no interior living spaces, so the claimed move-in readiness should be verified carefully.
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 82/100Lake Idro is at the cluster, with the mountains of the south-western Trentino and Brescian Prealps around the basin. The Chiese river enters and leaves the lake here. The area is inside the Alto Garda Bresciano Park. The nearest ski lifts are the small Maniva ski area, roughly an hour’s drive depending on the exact hamlet. The nearest larger town is Salò on Lake Garda, with daily services and a lakefront centre; Brescia is farther for full city services. The area is known for lake recreation, sailing and wind sports, and for roads and paths into Val Sabbia and the surrounding prealpine valleys.