Rustico in vendita a Castione della Presolana
Rustico indipendente con terreno in Via Cluren – € 99.000 Immerso nella tranquillità e nel verde, a pochi minuti dal centro di Castione della Presolana, proponiamo un affascinante rustico in pietra completamente da ristrutturare, ricco di fascino e con enormi potenzialità. Caratteristiche principali: - Rustico…
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
Stone rustico in Castione della Presolana (Presolana mountain area, BG) at €562/m² vs baseline €382/m² median. Above baseline, but the town is a desirable Alpine tourist locality where premiums are justified, and 176m² over 3 levels plus attic with private land is substantial. Condition is 'needs renovation'—effectively not habitable, so budget ~€1,200/m² for a full gut renovation of an old (1965) stone structure. Total all-in ~€99k + ~€210k reno ≈ €310k for a charming independent stone house with land and touristic potential (second home / hospitality use). Fresh listing (1 day), 15 photos, decent baseline sample. Main risks are renovation scope on an old stone build and no energy class data. Reasonable entry price for the potential.
More on the house and the area
Independent stone rustico in Castione della Presolana (Presolana Alps, Bergamo) on 176sqm over 3 levels plus attic, with private land, at €99k (€562/m2). The wow imagery is entirely from renders: cozy beamed attic living room with wood stove and skylight, rustic stone bedroom, sage-green cottage kitchen, charming bathroom, and a loft conversion. Actual photos reveal a true fixer: bare block/stone walls, dirt and rough plank floors, a decaying open roof, interior scaffolding, and a dated grimy kitchen/bath. The exterior stone shell has genuine historic character and a pleasant green mountain village backdrop with blue skies. Real appeal is the raw potential and setting, not any existing finish. Buyers must treat renders as concept only and budget for a full structural renovation.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€70,000 – €103,000
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.
- Roughly half the photos are AI-generated renders, not actual condition
- Real interiors show complete gut-renovation needed: crumbling stone/brick walls, dirt floors, decayed roof timbers, scaffolding, mold
- No energy class; heating tag likely aspirational given ruinous state
- Alpine mountain setting is scenic but no confirmed panoramic view from property
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 cluster sits in the Presolana massif area of the Bergamasque Alps, with Monte Pora and the Presolana limestone peaks within the local landscape. The Serio valley system is nearby, and the area is part of the mountain belt that leads toward the Orobie Bergamasche Regional Park. Ski lifts at Monte Pora are close by, and the Colere ski area on the north side of the Presolana is also reached by a short mountain drive. Clusone is the nearest larger centre and has a substantial historic core, services, and rail-bus links toward Bergamo. The area is known for alpine walking, winter sports, and mountain second-home villages.