Rustico/casale
EDOLO Nel cuore di Edolo, a due passi da qualsiasi servizio e comodità che il centro paese ha da offrire, sorge questa spaziosa casa di corte disposta su più livelli. La proprietà, attualmente composta da due appartamenti e completamente da ristrutturare, rappresenta una tela bianca ideale per dare vita a progetti abitativi su misura. Grazie alla generosità...
What it really costs
See what needs doing and what each job costs
At €50,000 for 180 sqm, the ask is only €278/sqm versus a €382/sqm baseline, but the listing says it is completely to be renovated, so I estimate about €1,100/sqm in works. That brings the effective cost to roughly €1,378/sqm; the low entry price, large size, central location in Edolo and 17 photos keep it attractive, but it is a heavy renovation project rather than a ready bargain.
More on the house and the area
The stone courtyard farmhouse has real atmosphere: a hidden inner court, rough historic masonry and a very evocative old-village feel. But condition is a serious limiter: heavy leaks, damaged ceilings and decayed covered walkways make this a major renovation rather than a home you could comfortably live in now. At €50k for 180 sqm it has strong project appeal, but the wow is mostly potential, not present livability.
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€71,000 – €105,000
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.
- Completely to be renovated; parts show major water damage and failing ceilings.
- Some courtyard/upper structures and roof sections look deteriorated and may need structural work.
- Interiors are currently only partly usable and not move-in ready.
- Old multi-level layout and shared courtyard setting may limit privacy and easy access.
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 area is in the upper Val Camonica, with the Adamello and Ortles-Cevedale mountain groups close around the valley. The Oglio runs through Edolo, and the upper valley leads north toward the Tonale pass. The Parco dell'Adamello begins nearby and links into the larger protected mountain area of the Adamello-Presanella massif. The nearest ski lifts are at Aprica and Ponte di Legno-Tonale, both reached in roughly 20 to 30 minutes by road depending on the exact base station. Edolo is the main service centre of the upper valley, with rail and road links, schools and everyday shops, while Breno and Darfo Boario Terme are the larger centres farther down Val Camonica. Val Camonica is known for its Alpine valley landscape and for the prehistoric rock art sites farther down the valley, a UNESCO World Heritage Site.