Rustico in Niardo
Vendo FABBRICATO RURALE TERRA CIELO DI 250 mq circa di n. 2 piani + cortile + portico + cantine + solaio Inoltre è compreso UN BOSCO CEDUO mappale 5332-5333 di ARE 18.60 + 00.20 nelle vicinanze. Il tutto in vendita a 28000 euro trattabili. Nome di contatto Maria
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Rural building (fabbricato rurale terra-cielo) of ~250 sqm over 2 floors plus courtyard, portico, cellars, attic, and a nearby coppice woodland, at 28000 EUR (112 EUR/m2) vs regional median of 382 EUR/m2. On paper the price is very low, but this is a rural/agricultural structure needing full renovation, with 0 beds/0 baths, no energy class, no building year, and zero photos, so habitability and true condition are unverifiable. The 'terra cielo' rural classification often carries agricultural constraints and change-of-use costs. Only 3 days on market, so not stale.
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€50,000 – €88,000
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.
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 is in Val Camonica, with the Adamello and eastern Lombard Alps around the valley. The Oglio runs through the valley floor here. Breno has a medieval castle above the town, and Capo di Ponte a short distance away is part of the UNESCO Rock Drawings in Valcamonica site. Boario Terme is the nearest larger centre in the valley, with rail service and town facilities. The nearest ski area is Borno, roughly a 25 minute drive, with larger lifts at Montecampione and the Aprica area farther up the wider mountain arc. Val Camonica is known for its prehistoric rock engravings and for an alpine valley landscape of steep wooded slopes, side valleys and small historic settlements.