Immerso nella natura!
Porzione di rustico da ristrutturare su due livelli cosi composta: al piano terra stalla e al primo piano fienile. Servito da strada, possibilità di terreno 18000mq circa. Oltre il Colle ['olt?e il'k?lle] (Oltra ’l Còl ['olt?a l'k?l] in dialetto bergamasco[5]) è un comune italiano di 915 abitanti[1] della provincia di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The property is explicitly a two-level stalla and fienile, not a dwelling, so its residential legality and conversion are unresolved. At €19,000 plus an estimated €1,100/m² renovation, the effective cost is about €1,338/m² versus a €380/m² baseline.
More on the house and the area
The setting is genuinely spectacular, with sweeping green Alpine hills and dramatic rocky mountain views, while the stone walls and timber roof provide rustic character. However, this is currently an agricultural stable/hayloft rather than a usable house, so the €19,000 price buys a major conversion project rather than a dream home ready to inhabit.
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€32,000 – €47,000
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 renovation project, not a livable home: the photos show a stable and hayloft with no bedrooms, bathroom, or kitchen.
- The roof appears present, but interiors are raw, unfinished, and cluttered with agricultural equipment.
- The advertised 18,000 sqm of land is described as a possibility and should be confirmed, along with utilities and vehicle access.
- Mountain access, winter conditions, and renovation permissions may significantly affect costs.
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 78/100The cluster is in the Bergamo Alps, with the Orobie range around it. The Serina valley and the mountain passes of Zambla and nearby foothill valleys shape the immediate landscape. This area lies within the Parco delle Orobie Bergamasche. The nearest ski slopes are the small lifts of Zambla, a few minutes away by road, with larger Orobie ski areas such as Foppolo-Carona farther up the Bergamo valleys and not part of the immediate setting. The nearest town of size is Bergamo, which has full services and a major historic upper town. The area is known for alpine meadows, woodland, limestone peaks and mountain walking routes in the Orobie.