RUSTICO-CASALE DA RISTRUTTURARE CON TERRENO DI 1000mq
A POCHI PASSI DAL CENTRO PAESE di Monasterolo del castello, servito da strada di facile accesso, rustico indipendente immerso nel verde. La casa, composta da 2 piano di circa 80mq ciascuno e soffitta, ha un terreno privato pianeggiante di circa 1000mq. Monasterolo è un paese che si affaccia sul Lago di Endine, in val…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Heating
- Bathroom
See what needs doing and what each job costs
Large 260 m² farmhouse at €85k but listed as "Needs renovation"; estimated €700/m² renovation → total ≈ €267k or ≈ €1,027/m², well above the local median of €375/m² despite the attractive lakeside location, so the effective cost makes this overpriced for the work required.
More on the house and the area
Lovely, characterful stone farmhouse with a dramatic overhanging roof, covered loggia and a flat private garden of ~1000 sqm next to a small stream — very photogenic and peaceful. The building is a solid, roofed house with original interiors but needs a proper renovation to be fully liveable, so it’s a realistic dream home with work required.
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€51,000 – €91,000
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.
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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.
- Property needs full interior renovation and modernisation (bathroom/kitchen/heating likely outdated).
- Wooden loggia/balcony and external timbers show wear and will need structural attention.
- Utilities/status of services not shown — check connections and any planning restrictions before purchase.
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 area lies in the Bergamasque Prealps. Lake Endine is in the commune and the upper Val Cavallina runs north-south here. The Oglio valley and Lake Iseo are a short drive west, and the mountains of the Val Seriana and Val di Scalve rise to the north. The nearest ski lifts are the small station at Monte Pora above Castione della Presolana, roughly 35–45 minutes by road, with larger lifts around Colere farther on. Clusone is the nearest substantial town, with a full set of services and a historic centre, and Bergamo is the main city for higher-level services. The wider area is known for prealpine lakes, wooded slopes, and access to the Bergamasque valleys.