Rustico in Pian Camuno
Rustico in Pian Camuno. Needs renovation.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Windows
See what needs doing and what each job costs
At €80,000 for 400 m², the apparent price is €200/m², but substantial renovation at about €700/m² puts the effective cost near €900/m²—over 2.5 times the local €356/m² benchmark. The very sparse description, one-room/zero-bath layout and absent habitability details add uncertainty.
More on the house and the area
This has genuine Alpine mountain scenery and attractive historic stonework, with the potential to become a beautiful 400 sqm farmhouse. However, the listed structure is currently a major shell renovation with roof and wall reconstruction visible, so it is a project rather than a livable home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€79,000 – €140,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The rustico is an empty renovation project with missing or collapsed roof sections.
- No usable interior, bathrooms, kitchen, or bedrooms are shown; substantial structural and systems work is likely.
- The attractive finished facade appears to be a renovated portion or neighboring building, not evidence that the listed property is move-in ready.
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 lies in Val Camonica, with the Bergamo Alps immediately around it and the Concarena and Pizzo Camino groups visible in the valley system. The Oglio river runs down the valley nearby. The area is next to the lower edge of the Adamello Regional Park, and the Massif of Adamello and the upper Val Camonica are part of a wider mountain landscape that begins within this radius. The ski lifts at Montecampione are above Artogne, with access in about 15–20 minutes by road. Darfo Boario Terme is the nearest larger town, with rail access, shops and thermal facilities. Val Camonica is known for its mountain valley landscape and for the prehistoric rock engravings, including the UNESCO World Heritage rock art sites in the valley.