Fabbricato rurale al rustico 72mq
Fabbricato rurale su due livelli (piano terra e interrato), attualmente adibito a pollaio, in cattive condizioni. Superficie 72mq. Accessibile solo a piedi. Incluso in piano attuativo del PGT. Il fabbricato si trova dietro l'edificio di via Monte Ladino 82 ed è raggiungibile solo a piedi attraversando la proprietà…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is a judicial-auction lot (min bid €3,155) for a rural building currently used as a chicken coop and described in poor condition; the expert says redevelopment is unlikely. Estimated renovation €700/m² → effective price ≈ €53,555 total (≈€744/m²), so I flag it as an auction/agricultural property and a trap.
More on the house and the area
Lovely mountain backdrop and a grassy plot give a strong rural vibe, but the building is a dilapidated pollaio/unfinished shell with damp, bare rooms and an improvised roof. This is a low‑cost project lot for someone prepared to rebuild and resolve access and planning issues — not a move‑in home.
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.
- Very poor condition — currently a pollaio/ruinous interior and needs full renovation.
- Accessible only on foot across a neighbour's property (no vehicle access).
- No evident services/rooms (no kitchen/bath); likely no up-to-date cadastral/permits and planning prospects are uncertain.
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.