Rustico in pietra ad Angolo Terme – ampi spazi e possibilità
Nel suggestivo contesto di Angolo Terme, in posizione immersa nel verde e circondata dalle montagne della Valle Camonica, proponiamo caratteristico fabbricato in pietra di circa 200 mq, con un terreno/giardino di ulteriori circa 200 mq. Immobile su più livelli con murature in pietra a vista, strutture in legno e ampie…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Windows
See what needs doing and what each job costs
As offered at €49,000 for 220 m² but needing full renovation (~€700/m² ≈ €154k), total cost ≈ €203k or ~€923/m²—well above the regional median of €375/m². The stone shell and 7 photos suggest a solid recovery project, but the post-renovation unit cost makes this an overpriced pick for the area.
More on the house and the area
Beautiful traditional stone farmhouse with strong mountain views and authentic character, plus a modest garden. However the building is a heavy renovation project/empty shell — not move-in ready and will need significant structural and interior work.
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€44,000 – €77,000
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 — property appears to be an empty/stripped stone shell with missing windows and doors.
- Possible structural and roof repairs; interior fittings (kitchen/bath) are absent and utilities are unknown.
- Small private area (~200 m²) but sloping site may limit easy outdoor use.
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 76/100The cluster is in the Camonica Alps above Val Camonica, with wooded slopes and open pasture around Borno and the Concarena massif visible nearby. Val Camonica lies immediately below, with the Oglio river running along the valley floor. The area is close to the edge of the Adamello Regional Park on the west side of the valley. The Borno-Monte Altissimo ski area is directly above the village, and the larger lifts of Montecampione are about 20-30 minutes away by road. The nearest town of size is Darfo Boario Terme in the valley, with rail access, shops and services. Val Camonica is known for its alpine valley landscape and for the prehistoric rock engravings around Capo di Ponte, a UNESCO site in the valley.