Rustico/casale in Via San Domenico 32
BRUSAPORTO: Proponiamo in vendita locale ad uso deposito e magazzino.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €25,000 for 120,000 m², this is explicitly offered as a deposito/magazzino (storage and warehouse), not a legally habitable dwelling. It is therefore unsuitable for buyers seeking a home, regardless of the apparent price discount.
More on the house and the area
The old timber-and-tile roof, brick columns, and weathered masonry give this farmhouse some authentic historic character. However, the photos show an unfinished storage building rather than a usable home, with no livable interiors or clear residential amenities; it is a substantial conversion project.
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€47,520,000 – €70,200,000
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.
- Listed as a deposit/warehouse, not a residential home.
- Raw, unfinished interior with no visible kitchen, bathroom, or living facilities.
- Major conversion and renovation would likely be required; legality and residential permits must be verified.
- The large stated land area should be independently confirmed, as the listing data may contain an error.
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 52/100The cluster lies on the Bergamo plain at the first rise of the hills east of Bergamo, with the foothills of the Bergamasque Prealps to the north within about 15 km. The Serio runs a few kilometres east, and Lake Endine is the nearest lake within this radius. Bergamo is the nearest city of size, with a substantial historic upper town and full services. This area is known for vineyards and mixed farming on the lower hills and for the dense belt of settlements and industry across the plain between Bergamo and Seriate.