Rustico di grandi dimensioni
COSA SAPERE SULL'IMMOBILE Situato in una zona tranquilla e riservata di Barghe, proponiamo in vendita un caratteristico rustico di ben 506 mq, caratterizzato da ampi spazi interni e da un comodo doppio ingresso indipendente. La proprietà, che necessita di un intervento di ristrutturazione completa, rappresenta…
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
This 506 sqm farmhouse is explicitly described as requiring complete renovation, so I estimate about €1,100/m² in works; that brings the effective cost to roughly €1,252/m² (€77,000 + ~€556,600), far above the local baseline of €389/m². The low asking price is offset by the huge size and full restoration burden, though 47 photos and a coherent description reduce uncertainty.
More on the house and the area
This is a big, atmospheric 1800s courtyard farmhouse with real character: arched portico, stone columns, old timber structures and the scale of a proper Italian casa padronale. But it is not move-in ready at all: the house is roofed and substantial, with floors, stairs and at least one bathroom, yet the interiors show significant decay and need comprehensive renovation. The wow comes from the historic shell and bargain-sized potential, not from current livability.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€200,000 – €296,000
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.
- Full renovation is clearly needed, with widespread peeling, cracks and dated finishes.
- Some roof/eaves deterioration is visible externally and moisture damage appears in several rooms.
- Interiors are largely empty and not ready for comfortable living despite having floors and a bathroom.
- The courtyard appears to be a shared court rather than a fully private garden.
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 is in the Valle Sabbia, with the pre-Alps of the Brescian area immediately around it and the ridge of Monte Budellone above the village. Lake Garda is not within the 15 km radius, but the inland basin of Lake Idro is nearby and is the main water landscape of this part of upper Valle Sabbia. The area is tied to the mountain valleys between Brescia and Trentino, with chestnut and mixed woodland on the slopes and small industrial settlements on the valley floor. The nearest larger town is Brescia, which provides the full range of services, rail connections and major monuments. This part of the province is known for metalworking and for access to the valleys leading toward Lake Idro and the Giudicarie.