Baita/bungalow/chalet/trullo in Via Monte Farno
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 esclusiva oltre a 13.070 metri di bosco il rustico è servito da corrente...
What it really costs
See what needs doing and what each job costs
This is a baita/rustico da ristrutturare at €64,000 for 140 sqm (€457/sqm), but with full restoration the effective cost is about €1,557/sqm, well above the weak local baseline of €968/sqm. The baseline is unreliable, and the mountain location at 1,100 m with large pasture/woodland attached suggests a niche property rather than a straightforward livable home.
More on the house and the area
The wow is in the setting: huge private hillside land, fruit trees, and a sweeping mountain-valley view with real alpine drama. The stone baita has rustic charm and appears roofed, but it is clearly a renovation project rather than a livable home today. At this price, the land and panorama do a lot of the magic.
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.
- Full renovation project; photos show very basic/raw interiors and outbuildings
- Not move-in ready despite the spectacular setting
- Steep hillside site may limit easy everyday use of the land
- Mountain location at 1,100 m can mean harsher access/living conditions in winter
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.