Rustico in Premana
Rustico in vendita a Premana, situato in Via Risorgimento, distribuito su tre livelli: seminterrato, piano terra e piano rialzato. L'immobile sviluppa una superficie totale di circa 100 metri quadri. Attualmente si presenta in stato da ristrutturare e non è dotato di riscaldamento. La proprietà include l'intera unità…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Rustico of 100 sqm at 690 EUR/m2, priced ~1.8x the regional median (382 EUR/m2), reflecting its needs-renovation state, no heating, and unclassifiable energy rating. Includes full ownership plus private land, mitigating partial-ownership concerns. As a 1900 farmhouse requiring full renovation (~1000 EUR/m2 to make habitable), total cost lands near 169k EUR. Mountain-view Premana location is decent but not premium, and the price sits above baseline. Fresh listing (2 days) and 11 photos. Missing rooms/beds/baths and energy data limit precision. Reasonable renovation project but no bargain given the above-median entry price.
More on the house and the area
A c.1900 stone rustico in Premana (Lombardy alpine village) over three levels, 100sqm, €69k. The standalone photos show a stone barn-house with old slate roof and weathered green door perched above a green alpine valley with sweeping mountain views — genuinely picturesque and offering historic character plus land/nature appeal. However, drone shots reveal it's actually surrounded by ordinary modern apartment buildings, tempering the isolation. The dramatic snow-capped village panoramas are stock town shots, and the glowing final image is clearly a CGI renovation render rather than reality. Solid potential and a fair price for the region, but as-is it's a charming fixer with a good view rather than a true scroll-stopper.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
- Last photo appears to be an AI/CGI render of a potential renovation, not the actual current state
- Property needs full renovation with no heating, bathrooms, or classified energy rating
- Some photos show it wedged among modern apartment blocks, less idyllic than the standalone valley shots
- Watermarked listing photos
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 upper Valsassina under the Orobic Prealps, with steep wooded slopes and high pasture above the village. The Varrone runs down the side valley here and joins the Pioverna lower in Valsassina. The nearest ski lifts are the small local slopes at Alpe Paglio near Casargo, roughly a 20 minute drive, with larger lifts farther away outside the 15 km radius. Bellano and the east shore of Lake Como are about 15 km away at the valley outlet, which matters for access but the lake is not at the doorstep. The nearest town of some size is Lecco farther down the province; in daily life the reference centres are Casargo and the Valsassina settlements. Premana is known in Lombardy for metalworking, especially knives and scissors, and for its mountain pastures and summer trekking routes.