Rustico/casale in Via Pragatone
ROTA D'IMAGNA – CASA STORICA INDIPENDENTE CON AMPIO TERRENO Nel cuore della Valle Imagna, a Rota d'Imagna, proponiamo intero edificio storico dei primi anni '30, una proprietà dal fascino autentico e dalle importanti potenzialità, circondata da circa 2.000 mq di terreno e giardino. La casa si sviluppa su tre livelli,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €80,000 (€400/m²), substantial renovation likely around €700/m² brings the effective cost to roughly €1,100/m², nearly three times the local benchmark of €377/m². The 2,000 m² of land and historic character add appeal, but extensive works, only one bathroom, and gas located 200 metres away make this overpriced.
More on the house and the area
This is a characterful historic farmhouse with attractive dark stone floors, old beams, traditional woodwork, a fireplace and approximately 2,000 sqm of surrounding land. It is a real, roofed house with kitchen, bedrooms and furnishings, but the worn interiors, damp-looking areas and limited bathroom provision mean it is a substantial renovation project rather than a move-in home.
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€40,000 – €70,000
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.
- Substantial renovation is needed, with visible damp, worn finishes and rough utility spaces.
- Only one bathroom is listed for a 200 sqm, three-level house.
- Heating appears dependent on an older wood-burning stove; gas is not currently connected to the property.
- Access, roof condition and renovation permissions should be verified in person.
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 sits in the Valle Imagna in the Bergamasque Prealps. The Imagna valley and the slopes of Monte Resegone are within the local landscape, with wooded ridges and scattered hamlets. The Brembo river valley is nearby to the east. The nearest ski lifts are the small Piani di Bobbio area above Barzio, roughly an hour’s drive depending on the exact hamlet. Bergamo is the nearest city of size, with the Città Alta, major services and rail connections. The area is known for its thermal springs and for stone villages and rural valleys of the Bergamo foothills.