Rustico a Misano di Gera d'Adda
Nel cuore di Misano Gera d'Adda, in posizione centrale e comoda a tutti i principali servizi, proponiamo in vendita un rustico di circa 400 mq, una soluzione ideale per chi desidera realizzare un progetto abitativo unico o un interessante investimento immobiliare. L'immobile, costruito nei primi anni del Novecento e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At 212 EUR/m2 versus a baseline median of 382 EUR/m2, the price is ~44% below market, a strong signal. 400 sqm rustico for 85k is cheap on paper. However, 'Habitable' contradicts the description: only an entrance and two ground-floor rooms are finished, wooden fixtures, and the space is described as needing personalization/project realization — effectively a shell to renovate. Expect ~500 EUR/m2 renovation to make the full 400 sqm livable. Central location, walkable to services, fresh listing (1 day). Discounts verdict from diamond due to the habitability overstatement and unfinished nature; still a good value given the deep discount and renovation upside.
More on the house and the area
A ~400sqm early-1900s rustic barn/farmhouse in central Misano di Gera d'Adda. Exterior shows a large open-timber upper loggia and weathered whitewashed walls with brick detailing giving some historic character, but overall the property reads as a shell needing complete renovation. Interiors are unfinished storage/stable spaces full of clutter, bare concrete floors, and old feeding rails. Low price (€212/sqm) reflects the amount of work required. Practical central location, but no standout wow elements—no views, no dramatic interiors, ordinary streetscape.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€46,000 – €78,000
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.
- Condition listed as 'Habitable' but photos show heavily deteriorated structure needing full renovation
- Cluttered interiors, crumbling plaster, and aged roof timbers
- No bathrooms or bedrooms; only two ground-floor rooms currently
- Central urban location with no view or natural surroundings
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 47/100This is the plain between the Adda and Serio rivers, in the central Lombard lowlands. The Adda is the main nearby natural feature, with riverbanks, woodland strips and the Parco Adda Sud to the west of Vailate. Crema is the nearest town of size, with a historic centre and services; Treviglio is also close for rail and retail. The area is known for irrigated farmland, canals and dairy agriculture of the Po Valley.