Rustico/casale in Via Monte Branchino 17
CARATTERISTICA VILLA MONTANA IN VENDITA [RIF. 150] A Roncobello, in posizione riservata e tranquilla, proponiamo in vendita caratteristico chalet indipendente, una soluzione ideale per chi desidera vivere immerso nella natura e nella quiete, senza rinunciare all'indipendenza. La proprietà si sviluppa su più livelli: a…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €179,000 for 75 m² => effective ≈€2,586/m² (assuming €200/m² light works), about 6.9× the regional baseline of €375/m². Listing does not state the property condition or energy class, so at this price it looks significantly overpriced.
More on the house and the area
Charming stone-and-wood alpine chalet set directly against the forest with terraces, gated entrance and clear mountain views — very photogenic exterior and a cosy wood‑panelled living room with fireplace. The layout and visible boiler/bathroom show this is a usable, move‑in or lightly refreshed holiday home, though modest in size and in need of some cosmetic updating.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
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.
- Small house (≈75 m²) with only one bathroom.
- Interiors are very dated — heavy wood panelling throughout and some exposed ducts/technical areas.
- Mountain location — likely limited services in winter / remote access considerations.
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 Orobie Alps, in the upper Brembana area. The Brembo di Carona and mountain streams cut the valley nearby, and the slopes rise quickly from the village floor to high ridges and peaks. The area is close to the Parco delle Orobie Bergamasche. Small ski areas in the upper Val Brembana, including Foppolo and Carona, are reached by mountain road in roughly half an hour depending on the exact hamlet and conditions. San Pellegrino Terme is the nearest town of some size down the valley, with thermal buildings and everyday services; Bergamo is farther away for full city services. The area is known for alpine pastures, hiking routes, and traditional Bergamasque mountain villages.