A chi cerc ala via di fuga
A CHI E’ IN CERCA LIBERTA’ E A UNA VIA DI FUGA… UNO SPAZIO IMMERSO NELLA NATURA PER GODERTI IN PIENO RELAX LA MONTAGNA E DOVE PASSARE DEL TEMPO DI QUALITA’, MA A POCHI MINUTI DALLA CITTA. Appena entri nella proprietà ti sembra di essere in un bosco incantato, dove si notano subito l’amore e la cura dei proprietari, …
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
See what needs doing and what each job costs
The description explicitly says the casina is 'abitabile per un uso agricolo' (likely an agricultural annex that cannot be legally used as a dwelling). The listing also contradicts itself by calling the structure 'in buono stato' and 'subito abitabile' while the facts mark it as needing renovation; price €89,000 plus ~€52,500 renovation (~€1,887/ m² effective) does not overcome the legal-use issue.
More on the house and the area
Beautiful, characterful stone casina set in its own large chestnut wood with an intact roof and usable single-room upper level heated by a wood stove. It’s immediately appealing as a weekend/mountain retreat but is remote, has rough access and will need some modernisation (bathroom/utilities) for full-time living.
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€15,000 – €27,000
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.
- Last 500 m accessible only by 4x4 (rough access).
- No interior photos of living spaces or a finished bathroom — some plumbing/modernisation likely required.
- Remote, wooded site — check electricity/sewer connections and winter/seasonal access.
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 lower Val Trompia at the first rise into the Prealps, with wooded slopes and narrow valley sides around the built-up floor. The Garza valley and stream run through this area before opening toward the Brescia plain. The nearest larger town is Brescia, with full city services, major historic monuments and main rail connections. Lake Garda is outside the 15 km radius and does not define the immediate landscape.