Rustico/casale in Via Santissima Trinità
Nel suggestivo e tranquillo borgo di Zorzone (Oltre il Colle), a circa 1000 metri di quota e in posizione soleggiata con vista panoramica sulle Alpi Orobiche, proponiamo caratteristico rustico indipendente da ristrutturare. L'immobile di circa m2 100 é composto da fienile e stalla, circondato da verde e circa m2 12.000…
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
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €39,000, this is a fienile and stalla rather than a legal dwelling, with the listing only mentioning a possible change of use. Extensive restoration could add roughly €115,500 for 105 m², before addressing conversion and 12,000 m² of land.
More on the house and the area
The setting is genuinely spectacular, with sweeping views of the Orobic Alps, forested valleys, and roughly 12,000 m² of surrounding land. The stone walls and impressive timber roof preserve strong mountain-farmhouse character, but the interiors are raw agricultural spaces with no visible living facilities, so this is a major conversion project rather than a usable home.
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€42,000 – €62,000
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 currently a rustic hayloft/stable, not a habitable home, and requires substantial renovation.
- A change of use may be needed to convert the agricultural spaces into a residence.
- Utilities, road access, structural condition, and renovation permissions are not shown or confirmed.
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 78/100The cluster is in the Bergamo Alps, with the Orobie range around it. The Serina valley and the mountain passes of Zambla and nearby foothill valleys shape the immediate landscape. This area lies within the Parco delle Orobie Bergamasche. The nearest ski slopes are the small lifts of Zambla, a few minutes away by road, with larger Orobie ski areas such as Foppolo-Carona farther up the Bergamo valleys and not part of the immediate setting. The nearest town of size is Bergamo, which has full services and a major historic upper town. The area is known for alpine meadows, woodland, limestone peaks and mountain walking routes in the Orobie.