Rustico/casale in Località Fornace
In località Fornaci, abitazione con circa 2.400 mq di terreno composta al piano seminterrato da cucina con camino, ampio soggiorno, bagno, lavanderia. Al paino rialzato, tre camere, portico/legnaia utilizzabile anche come ricovero autovettura. L'immobile non è allacciato all'acquedotto. Si accede a circa 30 metri dal rustico, con qualsiasi mezzo.
What it really costs
See what needs doing and what each job costs
At €45,000 for 140 sqm, the asking price is just €321/sqm versus a low-stock baseline of €383/sqm, and even before valuing the 2,400 sqm land it is not expensive. But the house is not connected to the water network and is described as a rustico/farmhouse rather than clearly habitable, so I assume about €700/sqm renovation, making the effective cost about €1,021/sqm: still plausible for a large rural house with land, but not a standout bargain.
More on the house and the area
This is a real house rather than a ruin: roofed, enclosed, with defined living spaces stated in the listing, plus a large wooded hillside plot and broad mountain views. The setting feels peaceful and secluded, but the exterior is plain rather than romantic and the lack of interior photos keeps it from scoring higher. At €45k for 140 sqm with land, it has strong dream-value if you want nature and can handle practical compromises.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
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.
- No mains water connection.
- Likely needs updating; no interior photos to confirm finish/condition.
- Hillside plot is steep and less easily usable.
- Access appears to stop about 30 m from the house, not directly at the door.
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.