Rustico/casale
Nel comune di San Paolo d'Argon proponiamo in vendita una stalla/fienile su due livelli: - al piano terra (solaio a volta 3,43 mt): 30 mq - al piano 1 (altezza variabile 3.63-5.50 mt): 70mq - da realizzare scala interna di collegamento tra i due piani. L'edificio si presta ad un intervento di radicale ristrutturazione…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Roof
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €22,000 purchase price is only €220/m², but the stalla/fienile needs radical internal and external renovation, a new connecting staircase, and roof restoration. With estimated works, the effective cost is about €1,520/m²—over four times the €352/m² local comparison level—and residential conversion still requires confirmation.
More on the house and the area
This has some authentic rustic character, including exposed stone, old timber roof structure, and vaulted space, but it sits on an ordinary urban street with no notable view, garden, or special setting. The interior is a raw agricultural shell with unfinished floors, heavy storage/rubble, no staircase, and no livable facilities, so it is a substantial conversion 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, €1,300/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
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.
- Radical internal and external renovation is required; it is currently a barn/hayloft, not a usable home.
- The roof needs restoration, and an internal staircase must be constructed between floors.
- No finished bathroom, kitchen, heating, or clearly usable utilities are shown; residential conversion and planning approval must be verified.
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 38/100The cluster sits on the Bergamo plain between the built-up corridors east of Bergamo and west of Lake Iseo. The Serio and Oglio river systems shape the wider lowland around here, with farmland, villages and industrial-commercial strips typical of the lower foothills zone. The nearest substantial city is Bergamo, which has the full range of services and a major historic upper town. The first clear mountain backdrop is the Bergamasque Prealps to the north, but they are outside the immediate 15 km landscape. Lake Iseo is also beyond the immediate radius, so it matters more for outings than for the setting itself. This part of the province is known for mixed agriculture, small industry and logistics along the plain.