Rustico/casale in Via Roma
AAA Ma quando vi ricapita? Appassionati vacanzieri del fine settimana, costa meno di un utilitaria usata, in tipico Borgo montano vicino a Zogno, vendesi in porzione di casa, appartamento della nonna Rita, da sistemare internamente di 3 locali, bagno, serramenti ok con possibilità di giardino e garage. Ottima soluzione per farsi l'appartamento in collina NOTA BENE: alcuni dati descrittivi...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
The €14,000 asking price is very low at €194/m², but the apartment needs internal renovation estimated at about €700/m², bringing the effective cost near €894/m² versus roughly €380/m² for comparable homes. The mountain-village setting, garden potential, and 17 photos are positives, but the renovation burden makes this less attractive than the headline price suggests.
More on the house and the area
This is an authentic stone farmhouse in a mountain village, with old shutters, a characterful façade, and a potentially leafy garden. Inside it is a real two-bedroom home with kitchen, bathroom, furniture, and functioning-looking rooms, but it is gloomy, worn, and clearly needs renovation rather than immediate move-in. At €14,000, the bargain is the main attraction, provided the structure and utilities check out.
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€14,000 – €25,000
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 refurbishment, with visible damp or ceiling damage.
- The bathroom and kitchen are usable-looking but require inspection and likely modernization.
- The garden appears overgrown, and the advertised garage or garden availability should be verified.
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 Brembana, with the Orobie Bergamasche close by on both sides of the valley. The Brembo river runs through the valley here. The Parco delle Orobie Bergamasche lies nearby in the upper valley. The nearest ski area is around Foppolo and Carona, about 45–60 minutes up the valley by road. Bergamo is the nearest city of size, with a full range of services and the historic Città Alta. San Pellegrino Terme is a few kilometres north and is known for its Liberty-era spa buildings and mineral water.