Due rustici con terreno e sorgente a Pertica Bassa
In località Piazze, nel comune di Pertica Bassa, proponiamo una proprietà composta da due rustici e da circa 35.000 mq di terreno. La posizione è soleggiata e panoramica. Il rustico principale, della superficie complessiva di circa 235 mq, è disposto su più livelli. Al piano interrato si trova un deposito di circa 20…
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
Although the asking price is only €68k, the buildings are currently registered as deposito and need full restoration of the wooden roofs; with ~€1,100/m² renovation on 3,713 m², the effective cost is far above the Lombardia baseline of €388/m². It has panoramic land and utilities, but access requires a 4x4 and residential conversion is only possible subject to permits, so this is a speculative project rather than a straightforward livable home.
More on the house and the area
The mountain setting is genuinely beautiful, with wide green valley views, lots of land, and a very atmospheric stone farmhouse exterior. But this is still a rustic rural complex rather than a ready home: the buildings are used as deposits/stables, with rough ancillary spaces and major renovation needed before comfortable living. Dreamy location, real project condition.
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€1,470,000 – €2,172,000
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.
- Currently storage/agricultural buildings, not yet residential
- Needs significant renovation; roofs require work
- No bathroom or fitted living spaces shown
- Access is partly dirt track; 4x4 recommended
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 foothills of the Brescian Prealps around it. Lake Idro lies nearby to the north. The Parco dell'Alto Garda Bresciano begins on the west side of this part of the valley. The nearest ski area is Maniva, reached by a mountain road in roughly 45 minutes from Vestone. The nearest larger town is Salò on Lake Garda, while Brescia is the main city for wider services and rail connections. This area is known for valley industry and for access to the mountain roads and passes between Valle Sabbia, Lake Idro and the Giudicarie.