Rustico/casale in Via Coste
Bratto in zona panoramica vendiamola porzione di rustico confina con un altra proprietà, il rustico è disposto su due livelli al piano seminterrato è adibito a stalla e il piano sopra a fienile il tetto è appena stato rifatto.
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The building is explicitly a stable and hayloft rather than a dwelling, so it is not currently habitable and may require planning approval for residential conversion. At €63,000 (€808/m²), estimated restoration raises the effective cost to about €1,908/m², far above the €380/m² baseline.
More on the house and the area
The mountain setting is genuinely beautiful, with open meadow views and strong rustic character in the stone walls, timber structure, and traditional roof. However, the interior is an unfinished agricultural shell rather than a usable home, so this is a renovation project despite the excellent location and new roof.
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€31,000 – €46,000
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 configured as a stable and hayloft, not a livable home
- Major conversion work is needed, including kitchen, bathroom, insulation, heating, and residential finishes
- The recently rebuilt roof is a meaningful positive, but utilities and permissions 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 82/100The cluster sits in the Orobie Alps at the Presolana massif, with high limestone mountains directly above the built area. The area is tied to the upper Valle Seriana and is crossed by mountain streams rather than a large valley river. The Parco delle Orobie Bergamasche is within the surrounding mountain area. The nearest ski lifts are those of Presolana-Monte Pora, reached in a short drive from the villages around the pass and plateau. Clusone is the nearest larger town, with a full set of everyday services and a historic centre. The area is known for alpine walking, climbing on the Presolana, winter sports, and summer stays in the Bergamasque mountains.