Rustico in Zogno
HAI IL SOGNO DI APRIRE UN AGRITURISMO SULLE PRAELPI OROBICHE? ABBIAMO LA STRUTTURA CHE FA PER TE! Porzione di rustico da ristrutturare di oltre 500 mq in posizione dominante a Zogno, nella frazione di Miragolo San Marco a 1000 mt di altitudine, con terreno di pertinenza di circa 2000 mq. L'edificio è servito da ogni…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
At €99,000 for 510 sqm the ask is €194/sqm, but with a typical needs-renovation budget of about €700/sqm the effective cost is roughly €894/sqm, well above the low-stock baseline of €382/sqm for Lombardia farmhouses. The listing is only for a 'porzione di rustico' (partial property), which limits usability and resale despite the panoramic mountain location and utilities already connected.
More on the house and the area
The setting is genuinely appealing: open mountain views, a dominant hillside position, land, and a large old stone farmhouse with real rustic character. But the actual building shown is a raw renovation project rather than a ready home, with no livable interiors visible and significant work needed to make 500+ sqm usable. The beauty and scale create dream potential, but the wow is held back by the current non-habitable feel.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€101,000 – €179,000
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.
Show more
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.
- Major renovation needed before it is a usable home
- No bathrooms or fitted living spaces shown
- Some photos are render-style inspiration, not the actual current condition
- Roadside setting and attached neighboring buildings reduce privacy
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 68/100The cluster is in the Brembana valley in the Bergamo Prealps, with steep wooded slopes and limestone mountains close around the valley floor. The Brembo river runs through the area. San Pellegrino Terme is nearby and has its Liberty-era spa buildings and thermal-water association. Bergamo is the nearest city of size, with full services and the Città Alta on its hill. Ski lifts in the upper Val Brembana around Foppolo and Carona are roughly an hour’s drive and do not affect the score. The area is known for the Val Brembana valley landscape and mountain access rather than for a single protected or nationally famous site within the immediate radius.