da ristrutturare, immerso nella natura
In caratteristica frazione di montagna, immersa nel verde.. vincolata a zona paesaggistica, baita da ristrutturare completamente con progetto già fatto ed approvato. L'immobile ha una superficie di 148 mq ed un terreno di proprietà dove si possono creare dei posti auto. Si possono installare i pannelli solari, bisogna…
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 €56,000 for 148 sqm, the asking price is only €378/sqm versus a low-stock baseline of €562/sqm, and the approved project is a helpful plus. But the text says 'da ristrutturare completamente', so I estimate a full restoration at about €1,100/sqm, bringing the effective cost to roughly €1,478/sqm; still plausible for a mountain stone house, but no longer a standout bargain.
More on the house and the area
The mountain hamlet setting is lovely, with open green land, rocky slopes and a genuinely rustic stone exterior. But this is clearly a full renovation project rather than a usable home today, despite the approved project and appealing price. It has dreamer charm, but the current livability is very low.
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€59,000 – €87,000
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.
- Complete renovation required
- No bathroom or kitchen shown
- Likely not immediately habitable
- Landscape restrictions may limit alterations
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 sits in the Val Seriana with the Orobie Alps immediately around it. The Serio river runs down the valley. The Parco delle Orobie Bergamasche lies nearby in the upper valley and mountain area. The nearest ski lifts are the Presolana/Monte Pora area, reached in roughly 20–30 minutes by road, with larger Bergamo-side ski areas farther up the Orobie valleys. Clusone itself is the main town of the upper valley, with a full small-town center, services, and the well-known medieval clock on the Palazzo Comunale; Lovere on Lake Iseo is also within the wider local orbit. The area is known for Alpine valley scenery, pasture and woodland, and as the gateway toward the Presolana massif.