Rustico/casale in Via Villa
Rustico indipendente su due livelli composto da: al piano terra angolo cottura, soggiorno con camino e bagno; al primo piano camera arredata per sei posti letto. 13.000 mq di terreno, godibile veranda coperta esterna. Luce con pannelli, acqua piovana. Raggiungibile tramite sentiero, cinque minuti di camminata. Dossena…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €717/m² before works, this €43,000 farmhouse is already nearly double the local €380/m² benchmark; with an estimated €30,000 renovation allowance, the effective cost rises to about €1,217/m². The 13,000 m² of land and terrace add appeal, but the five-minute footpath access, solar-panel electricity and rainwater supply make it a highly remote, off-grid purchase, while the listing does not state its condition or legal utility status.
More on the house and the area
A genuine mountain farmhouse with old timber beams, a stone fireplace, covered veranda, extensive sloping land, and beautiful wooded valley views. It appears livable rather than a bare shell, with a functioning kitchen, bathroom, bedrooms, and sound roofs, but the remote access and basic solar/rainwater setup make it more of an adventurous retreat than an easy full-time home.
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, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€7,000 – €12,000
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.
- Very remote: access is via a footpath and requires about five minutes of walking.
- Utilities appear basic and off-grid, with solar panels for electricity and rainwater collection.
- Interiors are usable but primitive, crowded, and would benefit from cleaning and modernization.
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 71/100The cluster is in the Bergamo Prealps. The Brembo valley is the main river system nearby, and the area sits above the upper Val Brembana. The Orobie Bergamasche Regional Park lies nearby and covers much of the mountain area around this part of the province. The nearest ski lifts are the small stations of San Simone and Foppolo in upper Val Brembana, roughly 40–60 minutes by road depending on the exact lift. San Pellegrino Terme is the nearest town of note in the valley, with Liberty-era spa buildings and the main services of this stretch of the Brembana. The area is known for prealpine mountain scenery, chestnut and beech woods, old mining sites, and the road link over the pass toward Serina and the Seriana side.