Casa al rustico su 3 piani, divisibili, a Spiazzi di Gromo!
Nella splendida e rinomata località montana di Spiazzi di Gromo in Alta Valle Seriana (BG), proponiamo in vendita interessante soluzione al rustico con tetto, solette e facciate rifatte a nuovo! L'abitazione è situata in uno splendido contesto montano abbracciata dalle Prealpi Orobiche e dai verdi prati; è interamente…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing is sold as a shell (“al rustico”) with roof and facades redone but interiors to finish; I estimate ~€700/m² (≈€186,900) for renovation, making the effective price ≈€286,900 or ≈€1,075/m² versus the local median of €418/m², so it is overpriced despite the scenic mountain location.
More on the house and the area
Charming stone mountain house with classic alpine character, balconies and sweeping Prealps views. The structure, roof and exterior are solid and renewed, but the interior is a raw shell that needs comprehensive finishing before full liveability.
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€53,000 – €94,000
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.
- Interior is at 'al grezzo' / unfinished concrete — no floors, bathrooms or kitchen fitted
- Requires full interior fit‑out and finishing works (electrics, plumbing, heating)
- If planning multiple units, check permits and subdivision rules
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 74/100The cluster is in the upper Seriana valley under the Bergamo Alps, with the Orobie range immediately around it. The Serio river runs through the valley. The Parco delle Orobie Bergamasche covers much of the surrounding mountains. The nearest ski area is Colere on the north side of the valley, roughly 25-35 minutes by road, with larger lifts at Presolana/Monte Pora farther away. Clusone is the nearest larger town, with secondary schools, shops and hospital services, while Bergamo is the main city for broader services. The area is known for alpine valleys, pasture and forest, and for access to hiking in the Orobie.