Oltressenda Alta
Tribunale: Bergamo RGE: 23/2024 PVP: 4631323 LOTTO 2: in Comune di Oltressenda Alta (Bg), (quota di 36/1512), fabbricati rurali e terreni pertinenziali, catastalmente identificati al N.C.E.U. fg. 21 mappale n. 1501 sub. 701, 2815, 2816 sub. 1 e 2 e al N.C.T. fg. 9 mappali nn. 355, 380, 452, 807, 957, 1384, 1385, 1390,…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a judicial auction lot (Tribunale di Bergamo) offered as a 36/1512 share of 385 m² for €4,177, so legal/ownership complications make it unsuitable for a straightforward purchase. Assuming 'Habitable' condition ~€200/m² gives ~€77,000 renovation-equivalent, so effective price (~€81k, ~€211/m²) is secondary to the auction and fractional-ownership risk.
More on the house and the area
Some images show very attractive, modern interiors and a pleasant tree view, but the gallery appears mixed/indicative. The lot is an auctioned rural farmhouse sold as a small fractional share, so check legal title, exact condition and usable rights before assuming a move‑in ready dream home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€25,000 – €43,000
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.
- Photos in the ad are stated as indicative/stock and may not represent the real property.
- This is a shared quota (36/1512) in a larger lot — limited direct ownership/use could apply.
- Property is sold at auction (Tribunale) — expect legal/administrative costs and as‑is sale; clarify title and utilities.
- Listing data shows 0 baths despite bathroom photo — confirm actual fittings and habitability.
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 sits in the Val Seriana with the Orobie Alps immediately around it. The Serio river runs down the valley. The Parco delle Orobie Bergamasche lies nearby in the upper valley and mountain area. The nearest ski lifts are the Presolana/Monte Pora area, reached in roughly 20–30 minutes by road, with larger Bergamo-side ski areas farther up the Orobie valleys. Clusone itself is the main town of the upper valley, with a full small-town center, services, and the well-known medieval clock on the Palazzo Comunale; Lovere on Lake Iseo is also within the wider local orbit. The area is known for Alpine valley scenery, pasture and woodland, and as the gateway toward the Presolana massif.