Rustico in Gussago
Rustico in Gussago. Needs renovation, garage, mansarda, terrazzo, cantina, esposizione doppia.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Damp
See what needs doing and what each job costs
At €79,000 for 228 m², the renovation-adjusted cost is roughly €1,046/m², versus about €351/m² for comparable homes in the area. The garage, cellar, mansarda and terrace add appeal, but the substantial renovation requirement makes this poor value.
More on the house and the area
This is a characterful Lombard farmhouse built around a private grassy courtyard, with abundant exposed stone, terracotta roofs, old timber balconies and a fascinating traditional cellar. The roofed structure and some furnished rooms suggest a real house rather than a complete ruin, but the interiors are dark, cluttered and clearly require major renovation before comfortable living.
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€45,000 – €80,000
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.
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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.
- Substantial renovation is needed, including old interiors, finishes and likely services.
- The timber balconies and courtyard structures should be checked carefully for structural condition.
- Only one bathroom is listed for 228 sqm, and no usable kitchen is clearly shown.
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 71/100The cluster is in the Franciacorta hills at the southern edge of the Prealpi Bresciane. Lake Iseo lies within about 10 km to the west, with the lake towns of Iseo and Sulzano as the nearest lakeside centres. The Torbiere del Sebino nature reserve is also nearby at the south side of Lake Iseo. Brescia is the nearest city of size, with full services, rail connections and major historic monuments. The area is known for Franciacorta vineyards and sparkling wine production.