Rustico in Gussago
COSA SAPERE SULLA CASA Gussago – Porzione di corte – Da ristrutturare – Spazio esterno. PARTICOLARITA' E DESCRIZIONE Nel centro storico del comune di Gussago, in zona denominata “Croce” proponiamo in vendita questa porzione di corte completamente da ristrutturare, attualmente suddivisa in quattro unità. La soluzione…
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
Priced at 200 EUR/m2 vs regional median of 382 EUR/m2, roughly half the baseline for a 380-400 m2 farmhouse portion in Gussago's historic center with services walkable. Fresh listing (1 day). Upside: original cotto floors, characteristic vaults, 180 m2 parking area, garage tag. Main caveat is it's fully 'da ristrutturare' (not habitable) and split into 4 units, so budget ~700 EUR/m2 for a full renovation of a 1600-era structure. Even loaded, total cost stays well below local resale value, making this a solid deal for a buyer ready to renovate. No energy class data reduces certainty slightly.
More on the house and the area
The star feature is the extraordinary vaulted brickwork and stone masonry ceilings - genuine 1600s cross-vaults and barrel vaults in warm terracotta and cream, paired with original cotto floors and exposed stone walls. The living/dining spaces read like a rustic Italian showpiece. At €200/m2 for 400sqm in a Lombardy historic center, the bargain angle is real. However, condition is 'needs renovation' and photos reveal the split into 4 units with several rough, cluttered, and damp-stained rooms (attic, storage, WWII-era rooms). The romantic ambiance is heavily driven by antique furnishings and staging. Exterior is a plain, weathered stone facade on a village street - modest. Strong wow driven by interior character and price, tempered by significant renovation reality.
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€79,000 – €140,000
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 - split into 4 units, mixed condition
- Some rooms cluttered/dilapidated (attic, storage areas)
- Only 1 bathroom, dated fixtures
- Interior charm is largely from staging/furnishings that won't convey
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 Franciacorta hills at the southern edge of the Prealpi Bresciane. Lake Iseo lies within about 10 km to the west, with the lake towns of Iseo and Sulzano as the nearest lakeside centres. The Torbiere del Sebino nature reserve is also nearby at the south side of Lake Iseo. Brescia is the nearest city of size, with full services, rail connections and major historic monuments. The area is known for Franciacorta vineyards and sparkling wine production.