Rustici da ristrutturare con terreno
Proponiamo in vendita rustici da ristrutturare con terreno. La metratura totale dei rustici è circa 150 mq., possibilità di realizzare un'unica unità immobiliare o più unità immobiliari. Gli immobili necessitano di una ristrutturazione totale. Il terreno è di circa 140 mq. con accesso carraio. Ideale anche per…
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
At €45,000 for 164 sqm the asking price is only €274/sqm versus a low-stock baseline of €382/sqm, but the text says a total renovation is needed, so I estimate about €1,100/sqm in works. That puts the effective cost near €1,374/sqm, far above baseline, so despite the low entry price this looks weak unless the project has special upside from creating multiple units.
More on the house and the area
The stone farmhouse has real rustic character, a nice mountain-valley backdrop, and a usable bit of private garden, so it has some dream value from the outside. But this is clearly a full renovation project rather than a home you could live in soon, with raw openings and outbuildings needing major work. At €45k for 164 sqm it has bargain appeal, but the condition keeps the wow 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€65,000 – €96,000
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.
- Total renovation required
- Interiors are not shown and openings appear empty/raw
- Small garden/yard rather than expansive land
- Village setting is practical but not especially private
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 72/100The cluster is on the south side of the lower Valtellina, with the Rhaetian Alps across the valley and the Orobie Valtellinesi rising immediately to the south. The Adda runs along the valley floor below, and Lake Como begins within roughly 15 km at the head of the northern lake around Colico and Piona. The area is close to the Riserva Naturale Pian di Spagna e Lago di Mezzola at the north end of Lake Como. The nearest substantial town is Morbegno, which has a full service centre and a historic core; Colico on the lake is also nearby for rail and road connections. This side of Valtellina is known for mountain hamlets, chestnut woods, terraced slopes and local wine and food production.