Rustico/casale
AVERARA – Ampia porzione di casa di 200 mq da ristrutturare nel cuore della Val Brembana. Nel caratteristico borgo di Averara, in una posizione tranquilla e immersa nel verde della Val Brembana, proponiamo in vendita un'interessante porzione di casa di circa 200 mq, già sede storica del Comune, ideale per chi desidera realizzare una prestigiosa abitazione o una casa vacanze...
What it really costs
See what needs doing and what each job costs
At €40,000 for 200 sqm, the asking price is just €200/sqm; with a realistic renovation estimate of about €700/sqm for 'da ristrutturare', the effective cost is roughly €900/sqm. That is above the very low catalog baseline of €382/sqm for Lombardia farmhouses, but for a large historic property in Val Brembana with 15 photos and no legal-use red flags, the absolute entry price is still attractive for a renovation project.
More on the house and the area
This has real old-stone mountain-borgo character, with a beautiful historic exterior and a green Val Brembana setting. But the condition is far from dream-home ready: parts are unfinished, deteriorated or semi-open, so this reads as a major restoration project rather than a usable home today. The price is striking for 200 sqm, but the wow is held back by livability.
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€40,000 – €70,000
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.
- Major renovation needed; several upper areas look raw or partially compromised
- Not currently move-in ready despite the large size
- Likely structural and roof/timber checks required
- Photos do not show a functional kitchen or finished living spaces
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 the upper Val Brembana in the Bergamo Alps. The Brembo river runs through the valley. The Orobie Bergamasche Regional Park lies nearby on the mountain slopes above the valley. The nearest ski area is San Simone in the upper valley, about 25 minutes by road, with larger lifts at Foppolo and Carona farther up the same valley. San Pellegrino Terme is the nearest town of note down the valley, with its Liberty-era spa buildings, and Bergamo is the main city reached farther south. The area is known for alpine valley settlements, woodland and pasture, and for access to the Orobie trails and passes.