Rustico in Ono San Pietro
In vendita incantevole casettina indipendente da riadattare, situata nel cuore di un caratteristico borgo medievale, adiacente alla suggestiva chiesetta di San Pietro. Questa proprietà su due livelli offre un ambiente tranquillo, panoramico e soleggiato, ideale per chi desidera vivere immerso nella storia e nella…
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
Farmhouse in Ono San Pietro, 179sqm at 447 eur/m2 vs baseline median 382, so ~17% above baseline. Needs renovation (built 1950), habitable layout (living, bedroom, bath, kitchen) plus cantina, garage, terrace, panoramic view and ~2000sqm land. Fresh listing (1 day). Absolute price 80k is low but per-sqm is above median and full renovation needed (est. ~700 eur/m2). Energy class and sea distance missing. Reasonable but not a standout given the renovation burden and above-median unit price.
More on the house and the area
Genuine appeal comes from the alpine setting: the medieval borgo location adjacent to the stone chiesetta di San Pietro (photo 6) is characterful, and the panoramic Camonica valley/mountain views from the terrace, windows, and 2000sqm of land (photos 5,7,14,15,16) are consistently strong. The exterior is a plain rendered independent house in a cobbled village lane - solid but unremarkable, with rough unfinished cement facades. Interiors are dated 1950s-vintage with knotty pine cladding, old furniture, and a very outdated squat bathroom, all needing renovation. The wow here is location and land plus a reasonable 447 eur/m2, rather than the building itself.
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€35,000 – €63,000
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.
- Needs full renovation - dated interiors throughout
- Interiors cluttered with old furniture
- Squat/turkish-style bathroom, very dated
- Exterior is bare unfinished render, not stone-faced
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 78/100The area is in Val Camonica, with the Adamello and lower Ortles-Cevedale Alpine groups forming the wider mountain setting around the valley. The Oglio runs through the valley floor here. The Parco dell'Adamello begins nearby on the east side of the valley, and the area around Capo di Ponte is also known for the rock engravings of Valcamonica, including the UNESCO site at Naquane and other engraved-rock parks in the immediate area. Aprica is the nearest substantial ski area, roughly 35–40 minutes by road, with larger lifts farther away around Ponte di Legno and Tonale. Edolo is the nearest larger valley town to the north, while Darfo Boario Terme is the main service centre to the south with shops, schools and rail connections. The area is known for prehistoric rock art and for the long alpine valley landscape of Val Camonica.