Rustico 5 locali, 72 m² in Via Cop, Lumezzane (BS)
Rustico in asta a Lumezzane (BS) – Via Cop (CAP 25065) L'immobile in asta è una porzione di fabbricato rurale situato nel Comune di Lumezzane (BS), in Via Cop. Si tratta di un edificio al rustico, attualmente utilizzato come pollaio, ma catastalmente classificato come abitazione di tipo popolare (A/4). L'area è…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
This is an auction listing (must be bought at auction) for a 72 m² rustico currently used as a pollaio and described in poor condition; I estimate renovation at €700/m² (~€50,400). Adding the €3,150 price gives an effective cost of ~€53,550 (~€744/m²), about double the regional baseline, so this auction project is high-risk for buyers.
More on the house and the area
This is a small rural rustico portion (72 m² over two levels, 5 rooms) in poor condition and used as a chicken coop — a renovation project, not move-in ready. The ultra-low auction price makes it a speculative bargain for someone prepared to rebuild, but there are no photos showing any attractive features or usable amenities.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€14,000 – €25,000
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.
- Described as 'cattive' and currently used as a pollaio — requires complete renovation.
- No heating or air conditioning and no outdoor spaces/box reported.
- Area's planning/development prospects flagged as problematic; sale is by auction — check perizia and legal documents.
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 58/100The cluster is in the Val Trompia, with the pre-Alps immediately around it and the ridge of Monte Guglielmo within the surrounding mountain system. The Mella river runs down the valley toward Brescia. Lake Garda and Lake Iseo are outside the 15 km landscape and do not define the immediate setting. Brescia is the nearest city of size, with full services, rail connections and major historic monuments. The area is known above all for its long metalworking and firearms industry rather than for a protected natural or historic landscape.