Rustico/casale in Via Roma
In zona ben esposta e servita proponiamo rustico, libero su tre lati e posto su due livelli, composto da locale cantina con cortile esclusivo a piano terra, locale deposito a piano primo e, a piano secondo, ulteriore locale adibito a deposito con soppalco. Da ristrutturare. Soluzione accatastata come deposito. Servito…
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
At €23,000 (€383/m²), this 60 m² property is explicitly registered as storage/deposit rather than a dwelling, so it is not a legally reliable home purchase. It also requires renovation, with an estimated €1,100/m² cost before any possible change-of-use issues.
More on the house and the area
The rough stone construction, wooden details, small courtyard, and alpine village surroundings give this €23,000 property genuine historic character. However, the interiors are storage rooms packed with materials, with no bathroom or finished living areas, so it is currently a project rather than a home someone could realistically live in.
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€24,000 – €35,000
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 renovation project, not a habitable home: it has no bathroom, kitchen, or finished living space.
- All three levels are described and shown as cellar/deposit/storage areas, with the property legally registered as a deposit.
- Renovation costs, permits, utilities, and conversion to residential use require careful verification; the mountain setting is only partially visible.
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 72/100The cluster is in the Bergamasque Prealps, in the upper Brembana area. The Brembo river system shapes the nearby valleys, with steep wooded slopes and pasture above the villages. The Orobie Bergamasche Regional Park is nearby and covers much of the high ground around this part of the valley system. The nearest ski lifts are in the Brembana valley resorts such as Foppolo and Carona, roughly 35-50 minutes by road depending on the base station. San Pellegrino Terme is the nearest town of some size in the valley, with daily services and a historic spa centre; Bergamo is the main city for higher-order services. This area is known for alpine pasture, stone hamlets, hiking and mountain roads rather than for a single landmark village or lake.