Rustico in Pognano
Via Vittorio Veneto, 9, 24040 Pognano BG, Italia, 24040 Pognano Bergamo ripostiglio posto al piano terra di 28 (ventotto) metri quadrati. deposito su due livelli (piano terra e primo) composto: il piano terra da depositi, portici, tettoia, aree di proprietà esclusiva; il piano primo da depositi. Tipologia Magazzini E…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
- Sold at judicial auction
Must be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The listing describes a 28 m² ripostiglio and a 113 m² multi-level deposito/magazzino, not a legal dwelling, and explicitly offers it through a judicial auction. Although the €21,627 minimum offer is only €122/m², substantial conversion and renovation would be required and residential use is not established.
More on the house and the area
The property has authentic historic character, with old masonry, exposed timber roofs, tiled coverings, and a small enclosed courtyard in the village center. However, the gallery shows warehouses and storage rooms packed with materials rather than a usable house, so this is a major conversion project rather than a home someone could realistically live in soon.
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€70,000 – €104,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- This is currently a storage/deposit complex, not a livable home; there are no bathrooms or kitchens shown.
- Substantial renovation and conversion work would be required, including clearing the interiors and verifying residential-use permissions.
- Roof, masonry, moisture, utilities, and structural condition need professional inspection.
- Auction purchase involves legal, timing, and access risks not visible in the photos.
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 38/100This is in the Bergamo plain, with the first Prealps visible to the north. The Serio runs east of the area and the Brembo west of it, though neither defines the immediate landscape here. Bergamo is the nearest city of size, with a substantial historic upper town, services and rail connections. Orio al Serio airport is very close and is part of daily life in this part of the plain. The area is known for intensive agriculture, logistics and the built-up belt south of Bergamo.