Rustico indipendente con cortile privato e tetto rifatto
Rustico indipendente da terra a tetto, ideale per chi desidera personalizzare la propria abitazione mantenendo il fascino delle costruzioni di un tempo. L'immobile, sa ristrutturare, si sviluppa su più livelli. Al piano terra troviamo la zona giorno composta da cucina e sala da pranzo, con accesso diretto a un…
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
At €45,000 for 85 sqm, the ask is €529/sqm; with an estimated €600/sqm renovation budget (needs renovation, but roof redone in 2020 and concrete slabs), effective cost is about €1,129/sqm. That is far above the Lombardia townhouse baseline of €407/sqm, so despite some positives (independent house, courtyard, terrace/loggiato), this looks weak on price.
More on the house and the area
This has real rustic-village charm: an independent townhouse with a handsome newly redone roof, simple historic fabric, balcony and private courtyard, and the before/after facade shows strong potential. It is still a genuine renovation job inside, but not a ruin—the house is roofed, floored and basically intact, with usable spaces rather than an empty shell. At €45k, the price makes the character and solid envelope feel appealing, even if it is not yet a dream-ready home.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€17,000 – €30,000
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.
- Interiors need significant renovation and modernization.
- Visible damp, cracking and worn finishes reduce immediate livability.
- Courtyard/terrace areas are functional but not especially scenic.
- No strong view or standout landscape setting shown.
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 61/100The cluster sits on the southern slopes of the Bergamo Prealps above the Adda valley, with Monte Linzone and the ridge system between the Imagna and San Martino valleys close by. The River Adda is the main water feature in the area, with the gorge and valley floor around Calolziocorte and Cisano Bergamasco below. This is the edge zone between the Bergamasque mountains and the industrialised Brianza-Lecco plain, so woodland, steep pasture and scattered hamlets mix with valley infrastructure. The nearest town of size is Lecco, which has a full set of services and rail links, and Bergamo is the larger provincial city within daily reach. The area is known for hillside walking routes and for views over the Adda corridor and the prealpine ridges.