Rustico/casale in Via Fraggio
In posizione panoramica e soleggiata, tipico rustichetto bergamasco posto su due livelli composto da: piano terra con cottura, soggiorno, servizi e intercapedine. Al primo piano due locali (accatastato come deposito). Tetto, solette e facciate rifatte. Completa la proprietà terreno di 12500 mq di prato pianeggiante e bosco. Acqua piovana, strada e luce a 200 metri. Possibilità di fare strada. ...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Connections
See what needs doing and what each job costs
At €522/m² before works, the €47,000 price is already above the local €380/m² reference; allowing roughly €63,000 for renovation makes the effective cost about €1,222/m². The upper floor is registered as storage, while water, electricity and road access are 200 metres away, so legal usability and total completion costs need careful verification.
More on the house and the area
A charming stone Bergamask farmhouse with exposed timber beams, a renovated roof and facades, dramatic mountain surroundings, and an exceptional 12,500 sqm mix of meadow and woodland. It is a solid, roofed property rather than a ruin, but the rough interiors, remote access, limited utilities and cadastral restrictions make it a real renovation-and-infrastructure project rather than a ready-to-live-in 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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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.
- Remote hillside access is currently limited; the road may need to be created or improved.
- Water appears to rely on rainwater, while road access and electricity are about 200 meters away.
- The interior needs substantial cleaning, damp/masonry repairs and modernization before comfortable year-round living.
- The two upper rooms are registered as storage/deposit space rather than residential rooms.
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 Taleggio, in the Bergamo Prealps. The Enna runs through the valley and the area sits between steep wooded slopes and pasture used for mountain farming. This is the territory of the Taleggio cheese, with alpine pastures, small hamlets and valley roads cut into the rock. San Pellegrino Terme is the nearest town of some size, with services and the Brembana valley road network. Ski lifts are at Piani di Bobbio and Valtorta, roughly 30–40 minutes by road depending on the exact hamlet. The area is known for caves and ravines such as the Orrido della Val Taleggio and for traditional stone villages in the side valleys.