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…
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
Must be done first
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €30,000 price covers a 2,022 m² former stalla/fienile, currently registered for agricultural storage rather than residential use; conversion requires municipal approval and is not guaranteed. It also has no bathrooms, relies on a cistern, and is reached by a 4x4 track, making this a high-risk project despite the low headline price.
More on the house and the area
A highly photogenic stone farmhouse in a spectacular green mountain setting, with traditional masonry, tiled roofs, extensive land, and strong historic character. However, it is an agricultural barn and hayloft rather than a livable house, with no bathrooms or finished residential interiors, so this is a major conversion project despite the exceptional scenery and €30,000 price.
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€801,000 – €1,183,000
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 a barn and hayloft currently registered for agricultural use, not a home; residential conversion requires municipal approval.
- The interiors are not shown and there are no bathrooms or bedrooms; substantial renovation and installation of services will be needed.
- Water is supplied only by a cistern for possible toilets, and access is via approximately 1.5 km of dirt road requiring a 4x4 vehicle.
- The large 19,400 sqm property is mostly woodland, with only part of the meadow usable as level outdoor space.
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.