Via Cop, Lumezzane
Tribunale: Brescia RGE: 364/2024 PVP: 4629375 LOTTO A: Porzione di fabbricato rurale al rustico attualmente adibito a pollaio, censito al catasto fabbricati, sez. NCT fg. 7 mapp. 79 sub 9, graffato a mapp. 254, app. 252 e mapp. 78 (già mapp. 97 sub. 9) – p. t-1 - cat. A/4 - cl. 6 – 5 vani - r.c. euro 232,41. VUOI…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
This is a judicial auction for a rustic portion currently used as a chicken coop, and the listing warns the images are not the real photos. With an estimated €1,100/m² rebuild cost the effective price is ~€82,355 (≈€1,143/m²), well above the regional baseline of €375/m², so it reads as an auctioned, non-ready agricultural outbuilding.
More on the house and the area
The pictures show a bright, fully finished and stylish interior with a high‑end bathroom and good natural light, so visually very livable. However the official auction listing describes a rural rustico/pollaio — the real property is likely an uninhabitable shell and will need substantial work and legal checks, so the score balances the attractive shown interiors with the probable renovation/auction reality.
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€28,000 – €42,000
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.
- Listing notes the photos are indicative and do not represent the actual property.
- Official description/lot says this is a rural 'pollaio' (rustico) offered at auction — the real asset may be an unfinished/derelict shell requiring full renovation.
- This is an auction sale (legal process, possible liens/fees); verify plans, utilities and costs before bidding.
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.