Introvabile rustico
Proponiamo in vendita nel Comune di Gandino in Località Monte Farno, a 1.100 metri di altitudine, introvabile baita da ristrutturare libera su quattro lati, raggiungibile con qualsiasi automezzo, con vista incantevole ed ottima esposizione solare. Contornata da 53.500 metri di terreno adibito a pascolo di proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €64,000, the estimated all-in cost is about €218,000, or €1,557/m² after substantial restoration—far above the €465/m² local comparison point. The large pasture and woodland holding add value, but the building is currently arranged partly as a stable, storage area and hayloft, with no clear information on residential status, bathroom, sewage, or full utilities.
More on the house and the area
The mountain panorama, traditional stone construction, terracotta roof and expansive meadow-and-woodland setting are genuinely exceptional. However, the property is currently a rustic agricultural building with raw, damaged interiors and no clearly livable bathroom or kitchen, so its beauty is tied to a major restoration project rather than an immediately usable 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€55,000 – €82,000
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.
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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.
- This is a substantial renovation project rather than a move-in home.
- The interior appears to be a former stable, storage area and hayloft, with no clearly usable bathroom or kitchen.
- Utilities are limited to electricity and cistern water; the remote hillside setting may make renovation logistics difficult.
- The roof and structural condition should be professionally checked before purchase.
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 is in the Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.