Rustico/casale in Sp6
In borgatina storica proponiamo panoramicissimo casolare in pietra a vista, libero su tre lati e posto su due livelli, composto da tre locali ad uso deposito a piano terra e un ulteriore locale a piano primo. La soluzione è servita da acqua, luce con pannelli solari e strada a circa 10 minuti. Terreni di proprietà di…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €22,000 (€275/m²), the price is below the local €350/m² benchmark, but the property is explicitly composed of rooms for storage use rather than a legal dwelling. Conversion, if permitted, would require substantial work, with an indicative renovation allowance of about €1,100/m².
More on the house and the area
The exposed stone walls, old timber structure, wooded mountain setting, and approximately 4,500 m² of land give this farmhouse genuine rustic character. However, the photos show empty storage spaces, rough floors, deteriorated openings, and no usable kitchen or bathroom, making it a substantial restoration project rather than a home you could realistically move into.
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€32,000 – €47,000
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.
- This is a raw farmhouse/deposit building rather than a livable home, with unfinished interiors and dirt floors.
- The roof, masonry, openings, and structural condition require thorough professional assessment and likely major renovation.
- The road is approximately 10 minutes away, so access, utilities, and year-round practicality may be challenging.
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 74/100The cluster is in the Orobie Bergamasche, with steep alpine slopes, conifer woods and high pastures around the upper Brembilla/Val Stabina side valleys. The Orobie Bergamasche Regional Park is within the local mountain area. The nearest ski lifts are the Piani di Bobbio and Valtorta lifts above the village, reached in a short drive. The nearest larger town for daily services is San Pellegrino Terme down the Brembana valley, while Bergamo is the main city for rail links, hospitals and a full range of services. The area is known for alpine walking, summer pasture landscapes and small-scale winter sports.