Rustico 310 m² in Via Bellini 30, Adrara San Martino (BG)
Rustico in asta a Adrara San Martino (BG) – Via Bellini 30 (CAP 24060) L'immobile in asta è un fabbricato al rustico situato nel Comune di Adrara San Martino (BG), in località Collepiano, Via Bellini n. 30. Si inserisce in un nucleo storico di antica formazione, in un ambiente collinare pede-montano, a circa 2…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ("in asta"), which is an automatic veto for this catalog. It is also only a shell at rustico state, without finishes or systems, implying roughly €1,100/m² renovation on top of the €27,560 asking price.
More on the house and the area
The hillside setting is the real draw here: open green valley views and a peaceful mountain-edge location give it genuine lifestyle appeal. But this is not a finished dream home yet—much of the building is still at rustico stage, with bare brick interiors and missing finishes and installations. There are some usable-looking finished rooms in the older house section, so it feels more like a partly livable property plus major project than a complete shell.
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€123,000 – €181,000
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.
- Large portions are still raw shell space with no finishes or systems
- Access includes pedestrian lane and a drive over another property
- No completed bathroom count is confirmed in the facts
- Exterior is plain rather than especially photogenic
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 sits in the Bergamasque pre-Alps, with wooded ridges and small valleys immediately around it. Lake Iseo lies within about 15 km, with the Sebino shoreline, Sarnico and the lake plain forming the main nearby landscape feature. The Oglio river exits Lake Iseo at Sarnico-Paratico. The nearest town of some size is Sarnico on the lake, with a marina, lakeside services and a substantial historic centre; Bergamo is the main city for higher-order services but it is farther and does not affect the score. The area is known for the transition from the lower pre-Alpine hills to Lake Iseo and for wine country on the southern side of the lake in nearby Franciacorta.