Rustico/casale in Via San Lorenzo
AAAAAAppassionati vacanzieri del fine settimana, costa meno di un utilitaria, in tipico Borgo montano, vendesi indipendente casetta-appartamento in sasso a vista, posta al piano terra di 3 locali, bagno, cantina, garage e giardino e orto privato. Locali parzialmente da sistemare, allacci utenze esistenti, zona…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €25,000 (€260/m²), the purchase price is low, but the home is partially in need of work; estimated renovation brings the effective cost to about €82,600, or €860/m², well above the €380/m² local benchmark. Existing utilities, garage, garden and 22 photos help, but the listing gives no clear condition, construction year or energy information.
More on the house and the area
A charming stone farmhouse in a green mountain village, with a private garden/vegetable plot, garage and strong rustic character. The house appears roofed and usable rather than a ruin, with a functioning kitchen and bedroom, but the interiors are old-fashioned, worn and in need of meaningful refurbishment.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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.
- Interiors are very dated and need substantial cosmetic and systems upgrades.
- Visible wear, damp-like staining and rough finishes warrant a careful structural and moisture inspection.
- Utilities are reportedly connected, but listing details are noted as approximate; verify bathroom, heating and access arrangements.
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 73/100The cluster sits in the Orobie Bergamasche, in the upper Val Serina, with pre-Alpine ridges and steep wooded slopes around the village. The Serina valley is a branch of the Brembana system, and the Brembo river valley is the main route down toward San Pellegrino Terme and Bergamo. The Parco delle Orobie Bergamasche lies nearby in the surrounding mountains. The nearest substantial skiing is the Brembo Ski area around Foppolo and Carona, roughly an hour by road depending on conditions. Zogno and San Pellegrino Terme are the nearest larger centres in the valley system for everyday services, while Bergamo is the main city reached by road over the passes or down the valley. The area is known for mountain villages, forests, summer walking and the old spa axis of the Brembana valley.