Rustico in Piancogno
Trattasi di porzione di fabbricato terra cielo suddiviso su tre piani con annesso bosco ceduo e vecchio vigneto abbandonato. Il fabbricato ha un ingresso proprio, un piccolo cortile antistante ed uno scivolo carraio utilizzato anche dall’adiacente unità residenziale. E’ situato in zona periferica del piccolo comune ai…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The property is sold through a judicial auction, and €25,571 is only the minimum bid rather than a normal purchase price. Although the listed condition is habitable, auction risks and costs override the apparent €316/m² discount.
More on the house and the area
The real exterior shows a characterful stone farmhouse with balconies, a small courtyard, and surrounding woodland at the foot of the mountains. The setting and €25,571 starting price are appealing, but this is a modest, basic three-level property rather than the polished home shown in the promotional interiors; livability and facilities require careful verification.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €9,000
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 attractive interior images are explicitly illustrative stock images, not photos of this property.
- The description lists no bathroom and only basic multi-level rooms, so true move-in readiness is uncertain.
- It is sold by judicial auction, with shared use of the driveway and an abandoned vineyard/woodland needing attention.
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 73/100The cluster is in Val Camonica, with the central Alps close around it and the Adamello range to the northeast. The Oglio runs through the valley floor. The Adamello Regional Park begins a short distance north and east, covering the high granite mountains above the valley. The nearest sizeable town is Breno in the valley, with everyday services, while Darfo Boario Terme and the lower valley provide the main shopping and rail connections. Montecampione, the nearest ski area, is above the western side of the valley and is roughly a 35 to 45 minute drive depending on the access point. The valley is known above all for the Rock Drawings in Valcamonica, a UNESCO World Heritage site, with important archaeological areas spread through the middle valley including the zone around Capo di Ponte within about 15 km.