Rustico/casale in Via Francesco Petrarca
IDEALE PER CAPACI MURATORI O ARTIGIANI! In zona residenziale, a due passi da tutti i servizi, in un contesto di piccola corte chiusa, causa inutilizzo, privati vendono ampio locale attualmente adibito a magazzino, ideale anche per deposito materiale di artigiani (imbianchino-idraulico-elettricista), ma anche con…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The €36,000 property is explicitly an existing warehouse (magazzino), not a legally habitable dwelling; conversion is only described as probable. At €360/m² it is below the €380/m² baseline, but the use-status veto overrides the apparent discount.
More on the house and the area
The old masonry building sits in a small residential courtyard with an unusually prominent historic bell tower rising behind it. However, the property is currently a bare storage warehouse rather than a usable home, so its charm is mainly as a potential conversion project.
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.
- Currently a warehouse/storage space, not a livable home.
- Interior is a raw shell with concrete floors, unfinished walls, poor lighting and no visible kitchen or bathroom.
- Conversion to a loft would likely require substantial renovation and planning approval.
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 58/100The area sits on the Oglio river in the plain between Brescia and Bergamo. Franciacorta begins a short distance to the east, with vine-covered morainic hills around Erbusco and Adro inside this radius rather than flat lowland alone. The nearest larger towns are Brescia and Bergamo, which provide full city services, rail links and airports in the wider area. This part of western Bresciano is known for wine production and for the river corridor rather than for a protected landscape or a major official scenic designation.