Affascinante rustico
Frontero Case è lieta di proporre in vendita un affascinante rustico nel cuore di Rasura. Situato in posizione centrale, l'immobile gode di un'ottima indipendenza e di spazi ampi e ben distribuiti. Sviluppato su tre livelli, per una superficie complessiva di circa 155 mq, rappresenta una soluzione dalle grandi…
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 €25,000 for 153 sqm, the ask is only €163/sqm; with a typical 'needs renovation' budget of about €700/sqm, effective cost is about €863/sqm. That is above this catalog's low Lombardia farmhouse baseline of €382/sqm, but the absolute entry price is very low for a 153 sqm independent mountain-center property with rental/tourism potential, so it still looks like a strong project rather than a bargain on finished-value metrics.
More on the house and the area
The real wow here is the extraordinary mountain-and-valley panorama in an authentic Alpine village setting. The house itself looks like a tired but standing, roofed village home rather than a ruin, so it has genuine potential but is not currently a beautiful ready-to-live house. At €25k for 153 sqm, the view and size create strong dream value, but the renovation need keeps it firmly out of the top band.
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€30,000 – €54,000
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.
- Needs full renovation before comfortable living
- Interior condition is largely unseen and appears dark/basic
- Overhead wires cut across the main panorama
- Access looks via steep village lane with no obvious private outdoor space
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 Orobie Alps, in the upper Valgerola side valley above the Valtellina. The Bitto di Gerola river runs through the valley. The area is part of the Parco delle Orobie Valtellinesi. Pescegallo, the local ski area above Gerola Alta, is a short drive away and has lifts for local alpine skiing; the larger Madesimo and Aprica areas are farther and do not define the immediate landscape. Morbegno is the nearest larger town in the valley and has rail services, supermarkets and everyday services. The area is known for alpine pastures and Bitto cheese.