Rustico con terreno
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
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Price is €45,000 for 140 sqm (€321/sqm); with an estimated €300/sqm to address the missing water connection and likely utility upgrades, effective cost is about €621/sqm, above the very low Lombardia farmhouse baseline of €383/sqm. The large 2,400 sqm land plot, 28 photos, car access and apparently usable layout support it, but the lack of aqueduct connection is a concrete livability drawback.
More on the house and the area
The setting is the main appeal here: a secluded green mountainside with open valley views and a good amount of land. The house itself looks structurally complete and plausibly usable, with roof, shutters and serviceable outbuildings, but it appears plain and likely needs refreshing rather than offering immediate dream-home charm. At €45k for 140 sqm, it has real bargain pull if you want nature and privacy more than architectural beauty.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€14,000 – €23,000
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 aqueduct connection/water supply needs checking
- Steep hillside plot may limit easy outdoor use
- Exterior looks plain rather than characterful
- Interior condition is unproven from the photos
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 82/100Lake Idro is at the cluster, with the mountains of the south-western Trentino and Brescian Prealps around the basin. The Chiese river enters and leaves the lake here. The area is inside the Alto Garda Bresciano Park. The nearest ski lifts are the small Maniva ski area, roughly an hour’s drive depending on the exact hamlet. The nearest larger town is Salò on Lake Garda, with daily services and a lakefront centre; Brescia is farther for full city services. The area is known for lake recreation, sailing and wind sports, and for roads and paths into Val Sabbia and the surrounding prealpine valleys.