Panoramico rustico con giardino
ALBAREDO: A quota 950 mt. nel cuore delle Orobie proponiamo in vendita stupendo rustico indipendente 4 lati con giardino. Il rustico si sviluppa su tre livelli per un totale di circa 80 mq. L'area esterna è di circa 50 mq. Il fabbricato necessita di interventi di ristrutturazione generale. Il progetto di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €48,000 (€533/m²) and needing general renovation, estimated total cost is about €111,000, or €1,233/m²—far above the €380/m² Lombardia farmhouse baseline. The panoramic mountain setting is a positive, but the listing describes about 80 m² versus 90 m² in the facts, and the remote location limits value.
More on the house and the area
This roofed stone farmhouse has excellent historic character, a small private garden, and genuinely spectacular panoramic views across the Orobie valley. However, it is explicitly a rustico requiring comprehensive renovation, with the proposed living layout still only a project rather than a demonstrably usable 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.
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.
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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.
- Requires a general renovation before it can be lived in.
- The gallery shows no finished interior, kitchen, or bathroom.
- Steep mountain setting and road access may make renovation logistics challenging.
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 73/100The cluster sits in the Valtellina side valleys under the Orobie Alps, with steep wooded slopes and alpine pasture above the settled floor. The Bitto valley runs here, with the Bitto di Albaredo stream descending toward Morbegno. The area is inside the Parco delle Orobie Valtellinesi. The nearest ski area is Pescegallo in Val Gerola, roughly half an hour by road, with larger lifts at Madesimo much farther away and not part of the immediate landscape. Morbegno is the nearest substantial town, with rail services, supermarkets and the main services of the lower Valtellina. The area is known for Bitto cheese and for the old transalpine route over the Passo San Marco.