Rustico in Gerola Alta
Caratteristico rustico indipendente ristrutturato, libero su 4 lati, con veranda panoramica e balcone, vicino agli impianti sciistici. Dotato di stufa a legna e cucina con piano cottura elettrico e forno. Ideale come seconda casa per chi ama la montagna e cerca tranquillità e indipendenza. Nel caratteristico contesto…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Effective price = €62,000 + estimated €8,200 (200€/m²) = €70,200 → about €1,713/m², well above the Lombardy median of €375/m²; the property is tiny (41 m²), remote and not car-accessible, and lacks a heating system. The listing says it was renovated but that claim sits oddly with the high effective €/m² here, so treat the renovation claim as a warning.
More on the house and the area
Charming stone mountain cottage with original rustic character, a cosy fireplace and a sunny panoramic veranda — clearly habitable and ready as a compact second home. Excellent setting near ski lifts and nice views, but small and with no direct car access or central heating, so expect practical limits.
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€3,000 – €5,000
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.
- Very small (41 m²) — best as a compact holiday/2nd home.
- No private parking; about 50 m walk from the car to the entrance.
- No central heating (wood stove + electric boiler for hot water).
- Limited outdoor space (no garden).
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 78/100The cluster is in the Orobie Alps, in the upper Valgerola side valley above the Valtellina. The Bitto di Gerola river runs through the valley. The area is part of the Parco delle Orobie Valtellinesi. Pescegallo, the local ski area above Gerola Alta, is a short drive away and has lifts for local alpine skiing; the larger Madesimo and Aprica areas are farther and do not define the immediate landscape. Morbegno is the nearest larger town in the valley and has rail services, supermarkets and everyday services. The area is known for alpine pastures and Bitto cheese.