Rustico/casale
PREZZATE DI MAPELLO RUSTICO DA RECUPERARE, IDEALE PER IMPRESE E INVESTITORIUn'opportunità immobiliare per chi sa riconoscere il potenziale di un immobile da valorizzare. A Prezzate di Mapello, in posizione strategica nell'Isola Bergamasca, proponiamo un rustico di circa 490 mq, completamente da ristrutturare,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €40,000, the 500 m² farmhouse appears cheap at €80/m², but it is completely to restore, implying roughly €550,000 in renovation and an effective cost near €1,180/m² versus €354/m² locally. The description also states a €84,000 asking price, which must be clarified.
More on the house and the area
This is a substantial old Lombard farmhouse with exposed stone and brick, timber balconies, traditional rooflines, and a small overgrown courtyard garden. However, the interiors are largely empty and deteriorated, with unfinished service areas and visibly aging structures, so it is a major redevelopment project rather than a home someone could realistically live in now.
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€198,000 – €293,000
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.
- Completely derelict rustic requiring full renovation, not currently habitable.
- Visible deterioration to roofs, woodwork, masonry, stairs, and outbuildings; structural and compliance checks are essential.
- No finished bathroom, kitchen, or usable living areas are shown; renovation costs could be substantial.
- The €40,000 facts price conflicts with the description's €84,000 asking price.
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 60/100The cluster lies in the lower foothills west of Bergamo, with the first Bergamasque Prealps visible to the north and the Adda valley close by. The Adda river and the wooded river corridor are within this area, with the Parco Adda Nord along the river. Bergamo is the nearest city of size, with the Città Alta, major services and rail connections. The area around the river is known for historic industrial settlements and hydroelectric works linked to the Adda corridor.