Rustico in vendita a Oltre il Colle, Zorzone
Immerso nel verde del Borgo di Zorzone, con meravigliosa vista panoramica, a 100 metri dalla Chiesa S.S. Trinità, rustico ad uso agricolo di circa 100 m², composto da fienile con tetto ristrutturato recentemente, e stalla adiacente. L'estensione di terreno e prati è di circa 10.000 m². Raggiungibile a piedi dalla…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description explicitly says 'rustico ad uso agricolo' with barn and stable, so it is not a standard legal dwelling for a foreign buyer seeking a habitable home. At €34,000 for 100 m² plus major restoration potential, the apparent €340/m² is irrelevant because the use classification is the decisive veto.
More on the house and the area
The mountain panorama is genuinely superb, and the stone barn has rustic character with a recently redone roof and large surrounding land. But this is still an agricultural shell with hayloft and stable interiors, not a usable home yet. Dreamy setting, major project.
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€40,000 – €59,000
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.
- Agricultural rustico/barn, not a finished dwelling
- No bathroom or kitchen visible
- Interiors are raw stable/hayloft space needing full conversion
- Access is on foot from the main road
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 the Bergamo Alps, with the Orobie range around it. The Serina valley and the mountain passes of Zambla and nearby foothill valleys shape the immediate landscape. This area lies within the Parco delle Orobie Bergamasche. The nearest ski slopes are the small lifts of Zambla, a few minutes away by road, with larger Orobie ski areas such as Foppolo-Carona farther up the Bergamo valleys and not part of the immediate setting. The nearest town of size is Bergamo, which has full services and a major historic upper town. The area is known for alpine meadows, woodland, limestone peaks and mountain walking routes in the Orobie.