Rustico/casale in Via Morina
Cascina a Grignaghe - Morina: Opportunità di Rigenerazione nel Cuore della Natura Scopri questa cascina situata a Grignaghe, nella pittoresca località di Morina, un'autentica gemma immersa tra boschi e castagneti. La proprietà, con una superficie di circa 60 m² in categoria catastale A4 (già residenziale), rappresenta…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
Although it is already classified as residential A4 and includes 5,000 m² of land, the 60 m² farmhouse is described as requiring a complete rebuild with no existing heating. At €55,000, estimated total costs reach about €121,000 (€2,017/m²), far above the €354/m² local low-cost benchmark; the listing also does not state the interior layout or bathroom provision.
More on the house and the area
The setting is genuinely beautiful, with expansive private land, woodland, and a spectacular mountain-and-valley panorama near Pisogne. However, the 60 m² stone outbuilding is essentially a raw farmhouse shell with no visible living facilities, so it is a compelling lifestyle project rather than a home someone could realistically occupy soon.
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 complete renovation project, not a move-in home: the listing shows no usable interior, kitchen, bathroom, or bedrooms.
- The structure appears basic and partly unfinished, so roof, utilities, structural condition, and planning compliance need careful verification.
- The sloping rural site may require substantial work for access, drainage, fencing, and landscaping.
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 78/100Lake Iseo is at the town, with the north-eastern shore and the head of the lake immediately around it. The Camonica valley opens here and the Bergamo Alps and Brescian Prealps rise directly above the built-up area. Montecampione is the nearest ski area, reached by road in about 35–45 minutes depending on the access point. Lovere is the nearest town of note on the lake and has a historic centre and lakeside services; Darfo Boario Terme is the nearest larger service town up the valley, with rail and spa facilities. The area is known for the lake-and-mountain meeting point and for the entrance to Val Camonica, whose rock art sites farther up the valley are UNESCO listed.