Rustico/casale in Via San Lorenzo
RUSTICO INDIPENDENTE IN VENDITA GANDINO In posizione tranquilla e immersa nel verde, a soli 2 minuti dal centro di Gandino, proponiamo rustico indipendente disposto su due livelli, oltre a piano interrato. L’immobile gode di 3 ampi balconi con vista panoramica su Gandino e si inserisce in un contesto riservato e…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Heating
See what needs doing and what each job costs
The 200 m² farmhouse is described as a rustico requiring recovery work, bringing estimated total costs to about €315,500, or €1,578/m² including renovation. That is far above the local reference of €352/m²; the 35,000 m² agricultural plot adds privacy but does not offset the substantial renovation burden.
More on the house and the area
The house has a genuinely beautiful mountain-and-valley setting, generous terraces, mature woodland, and an impressive amount of surrounding land. It is a real, roofed farmhouse with floors, rooms, and utility connections rather than an empty shell, but the interiors are tired and would require significant refurbishment before comfortable full-time living.
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€79,000 – €117,000
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 interiors need substantial renovation, including peeling finishes, damaged ceilings, and a very basic old kitchen.
- The steep wooded site and gravel access may be challenging for everyday use and maintenance.
- Bathroom condition, heating, and the full state of utilities are not clearly shown.],
- findings
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 is in the Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.