Rustico/casale in Località Ballo Inferiore 16
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 livelli per un totale di circa 190 mq, offrendo ampi spazi da...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Windows
See what needs doing and what each job costs
At €50,000 for about 200 m², complete restoration could add roughly €220,000, putting the effective cost near €1,350/m² versus €380/m² for comparable local stock. The panoramic lake setting and 21 photos help, but this is a substantial restoration project and the listing does not say it is habitable.
More on the house and the area
The setting is genuinely spectacular, with sweeping views over Lake Iseo, surrounding mountains, wooded hills, and extensive meadowland. The local-stone farmhouse has strong rustic character and an attractive traditional roof, but the interior is an unfinished agricultural shell with dirt floors and no visible living facilities, so it is a beautiful project rather than a usable 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€79,000 – €117,000
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.
- This is a complete renovation project, not a move-in home.
- The gallery shows a former agricultural barn with no bathroom, kitchen, bedrooms, or finished living spaces.
- Remote hillside access and utility connections should be verified carefully.
- The roof and timber structure appear aged and may require substantial structural work.
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.