Rustico in Pisogne
Pisogne, in Località Ballo, presso Passabocche disponiamo in posizione panoramica a circa 1000 metri sul livello del mare, con una splendida vista sul lago, un rustico completamente da ristrutturare ideale per chi cerca un rifugio unico immerso nella natura. L’immobile, costruito in pietra locale, si sviluppa su due…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Connections
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €50,000 (€263/m²), the 190 m² stone farmhouse needs complete restoration, bringing the estimated effective cost to about €1,363/m² versus a €380/m² local benchmark. The 17,000 m² of land and panoramic lake setting add value, but the renovation burden makes this expensive as a home project.
More on the house and the area
The setting is exceptional, with sweeping views over Lake Iseo, surrounding mountains, and more than 17,000 sqm of open hillside land. The traditional local-stone farmhouse and old tiled roof have strong character, but the interior is an uninhabitable agricultural shell requiring major renovation before it could become a real 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€75,000 – €111,000
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.
Show more
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 complete renovation project, not a move-in home: the interiors are bare agricultural/storage spaces with no bathroom, kitchen, or living facilities visible.
- Roof and timber structure appear aged and may require professional inspection and substantial repair.
- Water and electricity are not currently connected; the listing says connections are possible.
- The remote hillside setting and large sloping land may make renovation logistics and ongoing maintenance demanding.
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 76/100Lake Iseo is at the town, with the upper lake enclosed by steep prealpine slopes. The eastern end of the Val Camonica opens here, and the Bergamasque Alps and the Adamello-area mountains frame the wider surroundings. The Oglio river enters and leaves the lake here. Ski lifts at Montecampione are the nearest substantial ones, reached by road in roughly 30–40 minutes, with the larger Tonale area much farther up Val Camonica. Lovere is the nearest town of note on the lake, and Brescia is the nearest larger city for full services. The area is known for the lake shore, boating, and as the gateway between Lake Iseo and Val Camonica.