Incantevole Rustico su Due Livelli di mq 282 a Erve: Un Investimento Unico nel Cuore della Natura
Nel suggestivo borgo montano di Erve, incastonato in una gola selvaggia scavata dal torrente Gallavesa e protetto dalle maestose pendenze del monte Resegone, proponiamo in vendita un rustico indipendente di mq 282 disposto su due livelli dalle straordinarie potenzialità di personalizzazione. Questa proprietà…
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 €49,000 (€174/m²), the 282 m² farmhouse looks cheap upfront, but renovation at about €700/m² brings the effective cost to roughly €874/m² versus a €380/m² local benchmark. The mountain setting and tourism potential add appeal, but the listing does not specify the building’s technical condition, utilities, or renovation permissions.
More on the house and the area
The Erve setting is genuinely evocative, with mountain scenery, a historic rural character, stonework, timber elements, and strong potential for a beautiful Alpine retreat. However, this is marketed as a renovation project rather than a move-in home, so the visual dream is far ahead of the confirmed 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€56,000 – €99,000
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.
- The listing explicitly describes a 282 sqm rustico requiring renovation, despite the gallery showing highly finished, possibly illustrative interiors.
- At €49,000, substantial costs may be needed for floors, services, kitchen, bathrooms, heating, and structural modernization.
- The mountain setting is excellent, but the photos do not establish that the pool, landscaped garden, or finished rooms belong to the property.
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 67/100The cluster is in the Valle Imagna under the Bergamo Prealps, with the ridge of Resegone and the Albenza-Maresana chain forming the mountain setting within the local area. The Imagna valley and the Brembo valley are the main nearby valley landscapes, with wooded slopes, pasture and scattered hamlets. Sant'Omobono Terme is historically a spa centre, and the valley is known for thermal waters and for a rural prealpine landscape rather than for a single monument. Bergamo is the nearest city of size, with the Città Alta and full city services, but it lies beyond the immediate 15 km landscape.