Alzano L.do rustico con terreno rif. 0065N26
Oasi di Pace fra le Colline: Rustico in pietra con terreno. Sei alla ricerca di un rifugio immerso nella natura, dove staccare la spina dal caos cittadino e goderti il fresco durante la bella stagione? Immerso nel verde di una splendida posizione collinare ben servita, questo caratteristico rustico in pietra…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
This is currently registered as C/2 deposito, so it is not legally a dwelling today; the listing only says a change of use is possible, which makes habitability uncertain. At €63,000 plus roughly €42,000 renovation/adaptation (~€700/m²), the effective cost is about €1,750/m² versus a €382/m² baseline, so it is not a bargain on the numbers either.
More on the house and the area
This is a genuinely charming stone hillside retreat with mountain views, a lot of land, and a rustic exterior that feels very Italian. The roof appears sound and the inside looks usable rather than derelict, but it is small, simple, and more of a basic retreat than a polished dream home. The non-residential current use and utility setup keep it below the top wow tier.
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€12,000 – €21,000
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.
- Currently registered as storage (C/2), not yet residential
- Water comes from a cistern rather than clearly shown mains supply
- Interiors look basic and partly staged/rendered, so finish quality may be modest
- Hillside site with overhead power lines affects the idyll slightly
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.