Rustico/casale
Nel cuore della campagna bresciana, a due passi dal centro di Visano, sorge una cascinetta d’altri tempi, avvolta da quiete, privacy e ampi spazi da riscoprire. Una proprietà dal grande potenziale, pensata per chi sogna di trasformare il rustico in una casa accogliente e su misura, dove ogni dettaglio porta con sé il sapore della tradizione. L’abitazione principale si sviluppa...
What it really costs
See what needs doing and what each job costs
The €74,900 asking price is only €219/m², but the rustic farmhouse appears to require substantial conversion work; at an estimated €700/m² renovation cost, the effective cost is about €919/m² versus a €380/m² Lombardia farmhouse baseline. The listing is very recent, but condition, year and energy class are missing, so the low headline price is misleading.
More on the house and the area
This is a substantial old Lombard farmhouse with attractive exposed brickwork, timber roof framing, mature greenery, and peaceful open farmland around it. However, the photos show raw, utilitarian interiors and neglected surroundings rather than a usable home, so its appeal is mainly as a restoration project with significant work ahead.
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€68,000 – €120,000
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 appears to be a major renovation project rather than a move-in-ready home.
- Interiors look unfinished or agricultural in use, with no usable kitchen or bathroom shown.
- The roof structure is visible, but its condition and compliance require careful inspection.
- Large rural property and access arrangements should be verified legally and practically.
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 37/100This is the southern Brescian plain between the Chiese and Oglio river systems, with mostly flat agricultural land and scattered villages. Lake Garda is beyond the 15 km radius and does not shape the immediate setting. Desenzano del Garda and Brescia are the nearest larger urban centres for services and transport, but the local landscape is that of the lower plain. The area is known in archaeology for the Eneolithic Remedello culture, identified from finds here.