Rustico/casale
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
See what needs doing and what each job costs
At €49,000 for 282 sqm, the asking price is just €174/sqm versus a low-stock baseline of €382/sqm; even assuming a full restoration cost of about €1,100/sqm for a 'rustico' to personalize, the buy-in is still very low for the size. The 40 photos and detailed description support that this is a real renovation project rather than a legal-use trap, though the mountain location is less value-rich than coastal/tourist spots.
More on the house and the area
The setting is undeniably dreamy: a mountain borgo, green valley views, stone character, and a very romantic rustic style. But the Italian text describes an independent rustico with extraordinary potential for customization—a project rather than a clearly move-in home—so the wow is heavily reduced by uncertain real condition. If the photos reflect the completed house it would score far higher, but as presented this looks like a charming fantasy with major verification needed.
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€112,000 – €165,000
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.
- The listing description says it is a 'rustico' with major customization potential, so the finished-looking interiors may be renderings or inspiration rather than the real current state.
- Only one bathroom is listed for 282 sqm, suggesting incomplete or basic usability as sold.
- Mountain borgo setting may mean tighter access/parking and everyday practicality limits.
- Need to verify actual renovation status, utilities, pool/garden legality, and what is truly included in the sale.
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.