Rustico/casale in Via Maninetti
IDEALE PER IMPRESE DI COSTRUZIONE! A Rovetta (BG), in località Maninetti, Gabetti Bergamo1 propone in vendita un rustico terra-cielo. L’edificio si sviluppa su quattro livelli con doppio affaccio e presenta alcuni elementi di pregio storico, tipici dell’architettura rurale bergamasca, che saranno soggetti a…
What it really costs
See what needs doing and what each job costs
The 460 m² farmhouse requires total redevelopment, estimated at about €1,100/m², making the effective cost roughly €1,183/m² (€544,000 total) versus a €380/m² Lombardia baseline. The €38,000 entry price is attractive, but the scale and full restoration requirement make this primarily a construction project rather than a sound low-cost home.
More on the house and the area
This large Bergamasque farmhouse has genuine historic character, including stone arches, a passageway and traditional rural details, with a modest mountain setting. However, it is a full-scale rustico renovation rather than a livable home, so the 460 sqm size is primarily a major project opportunity.
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€182,000 – €269,000
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.
- Complete renovation is required; the listing explicitly targets construction companies.
- The property appears largely uninhabitable, with boarded openings, deteriorated masonry and construction fencing.
- No interior living spaces, kitchen or usable bathroom are shown; structural and utility costs need careful assessment.
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 72/100The cluster sits in the Val Seriana with the Orobie Alps immediately around it. The Serio river runs down the valley. The Parco delle Orobie Bergamasche lies nearby in the upper valley and mountain area. The nearest ski lifts are the Presolana/Monte Pora area, reached in roughly 20–30 minutes by road, with larger Bergamo-side ski areas farther up the Orobie valleys. Clusone itself is the main town of the upper valley, with a full small-town center, services, and the well-known medieval clock on the Palazzo Comunale; Lovere on Lake Iseo is also within the wider local orbit. The area is known for Alpine valley scenery, pasture and woodland, and as the gateway toward the Presolana massif.