Rustico/casale
In zona tranquilla e riservata proponiamo porzione di rustico, su due livelli, composta da un locale ad uso deposito per ogni piano. Servito da acqua piovana e luce con pannelli solari. Strada a circa 20 minuti. Valtorta è un comune italiano di 228 abitanti[1] della provincia di Bergamo in Lombardia. Situato in Val…
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
See what needs doing and what each job costs
Although priced at only €19,900 (€306/m²), the listing describes both floors as storage/deposit spaces rather than a dwelling, so legal residential use is not established. It also relies on rainwater, solar panels and a road roughly 20 minutes away, making conversion and access significant concerns.
More on the house and the area
The stone construction and secluded wooded mountain setting have genuine alpine character, with generous surrounding nature. However, the property is explicitly a portion of a rustico used as storage, with no finished living spaces visible and very remote access. It is an atmospheric renovation project rather than a usable home today.
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€26,000 – €38,000
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 two-level rustic storage building, not a livable home.
- No kitchen, bathroom, finished interiors, or conventional utilities are shown; water is rainwater and electricity comes from solar panels.
- The access road is approximately 20 minutes away, making renovation logistics and everyday living difficult.
- Major renovation may be required, including floors, roof, windows, services, and legal conversion to residential use.
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.