Rustico/casale in Via Duca d'Aosta 5
PROVAGLIO D'ISEO. In zona residenziale, vicino ai principali servizi, soluzione cielo-terra da ristrutturare con dependance, terrazza e cortile esterno esclusivi. La struttura offre la possibilità di sviluppare un'abitazione su più livelli, con spazio coperto esterno. Nessuna spesa condominiale.
What it really costs
See what needs doing and what each job costs
The description says da ristrutturare, so I estimated about EUR 1,100/m2 renovation; that makes the effective cost about EUR 1,782/m2 (682 + 1,100), far above this low-stock baseline of EUR 382/m2 for Lombardia farmhouses. Positives are the residential setting near services, terrace/courtyard, and 14 photos, but the numbers still look weak unless the redevelopment potential is unusually strong.
More on the house and the area
There is some rustic Lombard courtyard charm here: terracotta roofs, a private paved cortile, and a usable terrace give it a real house feel rather than a ruin. But it is clearly a renovation project, with dated interiors and rough secondary spaces, so the wow comes more from potential and price than from current beauty.
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€34,000 – €50,000
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.
- Needs full renovation to become comfortably livable
- Courtyard and terrace are functional but not especially scenic
- Some ancillary spaces look raw/unfinished and may need reconfiguration
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 in Franciacorta, on the morainic and lower hill belt between the Po plain and the pre-Alps. Lake Iseo is within about 10 km, with the lake towns and the Monte Isola ferry at Sulzano. The nearest mountain backdrop is the Brescian Prealps above the eastern side of the lake. Brescia is the nearest city of size, with a large historic centre and rail connections. The area is known for vineyards and sparkling wine production under the Franciacorta name.