Rustico/casale in Via Grabiasca
OLTRE IL SEMPLICE ABITARE real estate propone in Gandellino (Gromo San Marino) questo bellissimo rustico da ristrutturare per chi ama stare a contatto con la natura Porzione di casa cielo/terra su tre livelli, per un totale di ca 175 mq! Completamente indipendente e con ampio giardino di proprietà. In posizione comoda e sempre esposta al sole. Questa soluzione offre grandi...
What it really costs
See what needs doing and what each job costs
This is a 175 sqm farmhouse at €79,000 (€451/sqm), but the description says 'rustico da ristrutturare', so I estimate a heavy renovation at about €1,100/sqm, bringing the effective cost to roughly €1,551/sqm. That is far above the local sub-€100k baseline of €382/sqm, though the large size, independence, garden, sunny position and mountain-nature setting support it somewhat.
More on the house and the area
The mountain setting is genuinely attractive, with open alpine views, sun exposure and a good-sized garden around a characterful stone house. There is real rustic charm in the stonework, fireplace and vaulted cellar, and the roof structure appears sound. But this is still a substantial renovation project rather than an immediately usable dream home, which keeps the score in the mid band.
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€69,000 – €103,000
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.
- Major renovation is needed; this is not move-in ready.
- Some spaces look like storage/cellar rather than finished living rooms.
- Only one dated bathroom is shown.
- Plans/renderings suggest unrealized redevelopment, so verify permissions and scope.
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 74/100The Orobie Alps surround Gandellino in the upper Seriana valley. The Serio river runs through the valley. The Parco delle Orobie Bergamasche is in this area. The nearest ski lifts are at Colere on the Presolana side, about 20 minutes by road, and at Lizzola in the upper Seriana valley, about 10 minutes by road. Clusone is the nearest town of some size, with schools, shops and services; Bergamo is the main city down-valley. This part of the Bergamasque Alps is known for alpine valleys, hiking and winter sports.