Rustico/casale in Via Mezzomanico 46
Dubino - Rustico libero su tre lati con terreno Nella zona rialzata di Dubino, in posizione tranquilla e caratteristica, proponiamo in vendita rustico libero su tre lati, ideale per chi è alla ricerca di una proprietà da ristrutturare e personalizzare secondo le proprie esigenze. L'immobile è attualmente composto da quattro locali e necessita di una ristrutturazione completa, offrendo...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €36,000 (≈€261/m²) is below the local median of €375/m², but the listing says a complete restoration is needed—estimate €1,100/m²—which makes the effective cost ≈€187,800 (≈€1,360/m²). Photos are plentiful but the ad omits condition, year and energy class, so this is not a bargain if you plan a full rebuild.
More on the house and the area
Beautiful stone village house with intact rustic character, vaulted interiors and broad valley/mountain views. However it is a clear renovation project (no services shown, roof/finishes to complete) — great as a character restoration but not move-in ready.
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€55,000 – €81,000
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 required — currently a rustico with no kitchen or bathrooms
- Partial roof works and structural/finish work likely needed
- Located on a tight roadside corner with limited parking and traffic exposure
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 72/100The cluster is on the floor and lower side of the Valtellina, with the Lepontine Alps and the lower side valleys immediately around it. The Adda runs through the valley nearby. Lake Como begins a short distance to the southwest at the head of the lake around Colico. The Orobie Valtellinesi Regional Park lies to the southeast on the opposite side of the valley, with extensive alpine terrain inside daily view from this part of Valtellina. The nearest town of size is Morbegno, which has a substantial historic centre, rail links and the main services for the lower valley. This stretch of Valtellina is known for terraced vineyards, chestnut slopes and stone villages on the mountain side.