Rustico/casale in Strada Po 4
Rustico con terreno e vista panoramica a Pertica Bassa A circa 3 km dal centro abitato della frazione di Avenone, proponiamo in vendita un rustico da ristrutturare, disposto su due livelli. Il fabbricato è composto da due unità immobiliari. La vendita riguarda l’unità di maggiori dimensioni, con la possibilità di acquistare l’intero stabile, previo accordo sul prezzo. In origine, il...
What it really costs
See what needs doing and what each job costs
Although the asking price is only €15/m² (€30,000), the property is explicitly a rustico da ristrutturare; applying €700/m² to the stated 2,022 m² produces an effective cost of about €715/m², well above the Lombardia farmhouse baseline of €380/m². The 2,022 m² figure, zero bathrooms, and incomplete description create substantial data uncertainty.
More on the house and the area
This is a highly photogenic mountain farmhouse with beautiful historic stonework, rustic tile roofs, extensive lawn/garden space, and dramatic alpine surroundings. However, it is a renovation project rather than a usable home: the interiors are not shown, no bathrooms are listed, and the building appears primarily agricultural or unfinished.
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€400,000 – €710,000
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.
- Explicitly a rustico da ristrutturare, not a move-in-ready home.
- No bathrooms are listed, and the photos show no finished living interiors or kitchen.
- Roof and masonry appear broadly intact, but the condition of structure, utilities, access, and legal conversion needs verification.
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 67/100The cluster is in the upper Valle Sabbia, with the Brescian Prealps immediately around it. The area is tied to the valley of the river Chiese and to the mountain basins above Vestone and Idro. Lake Idro is within about 15 km. The nearest ski area is Maniva, with lifts above Collio at roughly 30–40 minutes by road depending on the hamlet. Vestone is the nearest town of some size, with everyday shops and services; Salò on Lake Garda and Brescia are farther away and matter more for larger services than for the immediate landscape. This part of the valley is known for wooded slopes, pasture on the higher ground, and scattered small stone villages.