**Ponte di Legno pochi km vendo rustico da ristrutturare**
**ponte di legno a pochi km in caratteristico borgo del comprensorio sciistico "soluzione unica e introvabile" a pochi minuti dagli impianti di risalita (con servizio di sky bus)** *vendesi introvabile cascina indipendente, libera su quattro lati e disposta su due piani di complessivi mq. 120 con progetto di…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €33,000 but estimated renovation ≈€700/m² gives an effective price ≈€822/m² (≈€222k total) vs regional median €375/m², so it's overpriced once rehab is included. The listing also contains contradictory size figures (120 vs 270 m²), reducing confidence, although proximity to Ponte di Legno ski lifts and a 1,500 m² garden add some value.
More on the house and the area
Spectacular, unbeatable mountain setting with sweeping valley and peak views and a large private plot — real alpine character in the stone vaults and walls. The building shown is essentially a rustic shell/ruin that will need a full rebuild/renovation, so this is a low‑price project for someone prepared to invest in restoration.
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 – €95,000
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.
- Major renovation required — roof/floors/interiors appear missing or collapsed
- Likely needs full utility reconnection (water, electricity, heating) and building permits
- Steep, terraced site / winter access and works could be challenging
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 90/100The cluster is in the upper Val Camonica in the Adamello-Presanella Alps, with high alpine ridges and glacial massifs around the valley head. The Oglio rises here, and the Passo del Tonale area sits immediately west with open high-altitude pasture and ski terrain. Adamello Regional Park is on the Lombard side of the surrounding mountains, and the Adamello Brenta Natural Park lies just across the regional border. The Ponte di Legno–Tonale ski domain is the local ski area, with lifts in and around the town and at Passo del Tonale within a short drive. Edolo is the nearest larger valley town with everyday services and rail connection down Val Camonica, while the Tonale pass links daily life toward Vermiglio and Val di Sole. The area is known for alpine tourism, skiing, and First World War sites in the Adamello front.