Rustico/casale in Via Roma
In posizione tranquilla e soleggiata, immobile su due livelli composto da: al piano terra stalla e locale adibito a cucina, al piano primo fienile. Soluzione servita da strada, luce e acqua. Possibilità di terreno di proprietà di circa 18000MQ. Oltre il Colle ['olt? e il'k? lle] (Oltra ’l Còl ['olt? a l'k? l] in dialetto bergamasco[5]) è un comune...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description says the building is a stable and hayloft ('stalla' and 'fienile'), so it is not presented as a legal dwelling; that is a veto red flag regardless of the low asking price of €29,000 (€223/m² vs €382/m² baseline). As sold, this looks like an agricultural/storage building rather than a livable house, so conversion risk dominates the deal.
More on the house and the area
The mountain setting is the clear draw: green slopes, dramatic peaks and a peaceful hillside position give it real dream-value outside. But the building itself is currently an agricultural shell with stable/barn interiors and only a basic service room, so this is a conversion project rather than a home you could realistically live in now. At €29k the price helps, but the condition keeps the score firmly capped.
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€51,000 – €76,000
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.
- Not a finished dwelling: stable, barn and utility/kitchen space rather than a proper home
- No bathroom shown and major conversion/renovation is needed for residential use
- Interiors are raw/agricultural with very limited natural light
- Steep hillside setting may complicate access and works
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.