Rustico/casale in Via Bracc 119
Oasi di Pace fra le Colline: Rustico in pietra con terreno. Sei alla ricerca di un rifugio immerso nella natura, dove staccare la spina dal caos cittadino e goderti il fresco durante la bella stagione? Immerso nel verde di una splendida posizione collinare ben servita, questo caratteristico rustico in pietra rappresenta il rifugio perfetto per chi desidera ritrovare il contatto...
What it really costs
See what needs doing and what each job costs
The stone farmhouse is listed at €1,050/m², and assuming €700/m² renovation brings the effective cost to about €1,750/m² versus a Lombardia baseline of €380/m². The description does not establish habitability or condition, although 22 photos and the recent 4-day listing reduce uncertainty somewhat.
More on the house and the area
A remarkably atmospheric stone farmhouse in a wooded Lombard hillside setting, with sweeping mountain views, extensive communal-looking green space, and an excellent outdoor terrace. Inside it appears furnished and genuinely livable rather than an empty shell, with a charming dining room, bedroom, bathroom area, and solid finished floors. At €63,000, the combination of historic character, nature, and apparent usability is unusually compelling, though the steep access and unclear full-time services are important checks.
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€12,000 – €21,000
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.
- Interior photos show a furnished, usable home, but the kitchen setup and full services/utilities are not clearly documented.
- Steep hillside paths and stairs may limit accessibility and everyday convenience.
- The rustic roofs and exterior spaces look maintained but would merit a technical inspection.
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 68/100The cluster is in the Brembana valley in the Bergamo Prealps, with steep wooded slopes and limestone mountains close around the valley floor. The Brembo river runs through the area. San Pellegrino Terme is nearby and has its Liberty-era spa buildings and thermal-water association. Bergamo is the nearest city of size, with full services and the Città Alta on its hill. Ski lifts in the upper Val Brembana around Foppolo and Carona are roughly an hour’s drive and do not affect the score. The area is known for the Val Brembana valley landscape and mountain access rather than for a single protected or nationally famous site within the immediate radius.