Rustico/casale
TACENO LOC. RUSGALLO (vicinanze località Tartavalle). Proponiamo in vendita 2 rustici completamente da ristrutturare. RUSTICO 1: mq 70 disposti su due livelli. RUSTICO 2: mq 40 disposti su due livelli. Il terreno privato annesso ai rustici è di circa 16.000 mq, suddiviso tra prato e bosco. La zona non è servita dalla rete elettrica, la soluzione ideale...
What it really costs
See what needs doing and what each job costs
The listing is for 2 completely derelict rustici on 16,000 sqm of land, and the text states the area is not served by the electricity network, which is a major habitability/infrastructure red flag. At €55,000 for 110 sqm the ask is €500/sqm versus a €382/sqm baseline, and with full restoration (~€1,100/sqm) the effective cost is far above baseline.
More on the house and the area
The mountain-valley setting is genuinely beautiful, with a wide view over the village and a lot of private meadow/woodland. The stone rustici have authentic rustic character, but the photos show bare, empty outbuildings needing full renovation rather than a livable house. This is a dreamy location more than a ready home.
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€44,000 – €64,000
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.
- completely to be renovated
- off-grid area with no mains electricity
- interiors are rustic/storage spaces rather than a usable home
- sloping rural setting may mean access and maintenance challenges
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 88/100Lake Como is at Bellano itself, on the eastern shore of the central lake. The area sits below the Lepontine Alps and the first high ridges above the lake, with the Grigne group nearby across the branch toward Varenna and Mandello. The Orrido di Bellano is in the village, a natural gorge cut by the Pioverna stream. The nearest ski lifts are at Pian delle Betulle above Margno, roughly 45 minutes by road, with larger ski areas farther up Valtellina. Lecco is the nearest town of size, with full services and rail links; Colico is the main small centre to the north on the upper lake. Varenna, a few kilometres south, is one of I Borghi più belli d'Italia. The area is known for the lake landscape, ferry connections across the mid-lake, and steep old villages and hamlets on the slopes above the shore.