Rustico/casale
POLAVENO - In una frazione collinare, in posizione tranquilla, soleggiata e immersa nella quiete, proponiamo ampio rustico completamente da ristrutturare, di oltre 600 mq complessivi, disposto su più livelli e caratterizzato da una piacevole tripla esposizione. L'immobile dispone di un cortile di accesso e offre ampi…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Windows
See what needs doing and what each job costs
At €49,000 the property looks cheap, but it is over 600 m² and completely to renovate: estimated works of about €660,000 bring the effective cost to roughly €1,182/m², versus €376/m² for comparable local stock. The planned conversion into 4–5 units may add potential, but the listing does not say whether permits, utilities, or the project are fully approved.
More on the house and the area
This substantial old stone farmhouse has authentic rural character, a sunny mountain setting and some outdoor space. However, the photos show a largely empty, severely deteriorated structure with exposed or failing roof sections and no usable interiors, so it is a major restoration project rather than a dream home ready for living.
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€238,000 – €351,000
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.
- Complete renovation project, not currently livable.
- Roof structures, floors, windows, utilities, kitchen and bathrooms require verification or replacement.
- Large 600 sqm building may involve substantial structural, planning and renovation costs.
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 is in the lower Val Trompia at the start of the Brescian Prealps, with wooded slopes and mid-altitude ridges rising immediately around the built-up area. Lake Iseo lies within about 15 km to the west, with the eastern shore reached around Sulzano and Sale Marasino. The area is close to the Colle di San Zeno road into the mountains above Val Trompia; the nearest ski area is Maniva, well beyond the 15 km radius and roughly an hour or more by road. The nearest larger city is Brescia, which provides the full range of urban services, rail links and hospitals. Nearby Gardone Val Trompia is known for the long-established firearms industry of the valley, and Franciacorta begins on the plain and morainic hills southwest of the lake.