Rustico/casale in Via San Marco 1
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 ristrutturazione...
What it really costs
See what needs doing and what each job costs
At €48,000, the listed €480/m² price looks low, but the property needs a general renovation estimated at about €1,100/m², producing an effective cost near €1,580/m² versus the Lombardia farmhouse baseline of €380/m². The description says approximately 80 m² while the facts state 100 m², and key condition and building data are missing; the panoramic Orobie setting and garden provide some location value.
More on the house and the area
The mountain setting is genuinely spectacular, with sweeping views across the wooded Orobie valley, terraced hillsides, and a traditional stone village. The farmhouse has appealing historic stone character and a small garden, but it is a renovation project rather than a move-in-ready home, and the photos do not prove usable interiors.
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€40,000 – €59,000
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.
- The property is explicitly described as needing a general renovation, with no interior photos proving current livability.
- The surrounding roads are steep and tightly engineered, which may mean difficult access and winter conditions.
- Utilities, roof performance, heating, and the scope of structural work are not confirmed.
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.