Rustico da ristrutturare con vista panoramica Pertica Bassa
Nella tranquilla frazione di Avenone, più precisamente in località Sar, proponiamo in vendita un caratteristico rustico da ristrutturare di circa 180 mq, disposto su tre livelli e immerso nei boschi. La struttura portante dell'immobile si presenta in buone condizioni, mentre il tetto e le solette in legno necessitano…
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
Priced at 190 EUR/m2 vs 389 baseline, so nominally cheap, but the discount reflects severe issues. The property is cadastrally registered as a deposito (storage), NOT a dwelling — conversion to habitable use requires urbanistic/building permits that are not guaranteed. No electrical system, roof and wooden floor slabs need replacement, access is largely unpaved requiring 4x4. The 37,700 m2 of steeply sloped, now-forested land adds little usable value. Renovation is essentially a full gut plus a change-of-use process, so realistic costs are high (~1400 EUR/m2) and the outcome depends on discretionary approvals. Missing energy class and build year add uncertainty. Cheap entry price does not offset the substantial risk and cost to reach habitability.
More on the house and the area
A genuinely atmospheric stone rustico sits alone in a steep green mountainside, wrapped in chestnut-like trees and woodland. The setting is the real hook: huge sloping land, a secluded forest feel, and open valley-and-mountain views. Inside, there are simple but authentic rustic rooms with exposed beams and whitewashed stone character.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,400/m², falls in this band.
Materials only, work you may do yourself€63,000 – €92,000
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.
Show more
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.
- Access is via dirt road; 4x4 is recommended.
- Registered as storage, not yet a residential home.
- No electrical system currently installed.
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 67/100The cluster is in the upper Valle Sabbia, with the Brescian Prealps immediately around it. The area is tied to the valley of the river Chiese and to the mountain basins above Vestone and Idro. Lake Idro is within about 15 km. The nearest ski area is Maniva, with lifts above Collio at roughly 30–40 minutes by road depending on the hamlet. Vestone is the nearest town of some size, with everyday shops and services; Salò on Lake Garda and Brescia are farther away and matter more for larger services than for the immediate landscape. This part of the valley is known for wooded slopes, pasture on the higher ground, and scattered small stone villages.