Immerso nel verde!
In posizione tranquilla e panoramica caratteristico rustichetto indipendente in pietra a vista libero sui quattro lati, composto da: piano terra un locale più godibilissimo barbecue, piano primo un locale. Munito da prato pianeggiante più terreno di proprietà di 4000mq. Acqua luce e strada a 300mt.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €643/m², the asking price is already well above the €380/m² local benchmark; allowing about €350/m² for basic usability works gives an effective cost near €993/m². The 4,000 m² of land and panoramic position add appeal, but the listing mentions no bathroom, while water, electricity and the road are 300 m away, making the “habitable” claim questionable.
More on the house and the area
A charming independent stone farmhouse in a lush wooded Lombardy valley, with a sunny grassy setting, covered outdoor dining area, exposed masonry, and around 4,000 m² of land. The roof and main living room appear usable, but the house is very rudimentary: there is no visible bathroom, utilities are 300 meters away, and part of the structure is storage rather than finished living space.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€8,000 – €14,000
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.
- No bathroom is listed or visible.
- Water, electricity, and road access are reportedly 300 meters away.
- The interiors are extremely basic and partly used for storage, so full-time living would require substantial upgrading.
- Access and utility connection costs should be verified.
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 68/100The cluster is in the Bergamasque Prealps, in the Valle Imagna area, with wooded slopes and small pasture clearings around the villages. The Imagna stream valley is the local river landscape. The nearest larger mountain centre is San Pellegrino Terme in the Brembana system, which has shops, services and Liberty-era spa buildings. Bergamo is the nearest city of size for daily services and transport. The area is known for prealpine walking country, small stone villages and dairy and mountain-food traditions of the Bergamo valleys.