Rustico/casale in Strada Borgosatollo 17
Tra Ghedi e Borgosatollo disponiamo di ampio locale misto (residenziale + commerciale) da ristrutturare. A breve maggiori informazioni.
What it really costs
See what needs doing and what each job costs
Price €155,000 plus an estimated €700/m² renovation for 480 m² yields an effective cost ≈ €491,000 (≈ €1,023/m²) versus the regional baseline €375/m² — far above comparable converted residential values. The listing gives minimal condition details (“da ristrutturare” and ‘more info coming’), so renovation scope is uncertain despite many photos.
More on the house and the area
This is a large roadside former restaurant/pizzeria with an intact roof, big glazed dining hall and plenty of floor area, but the property is dirty, water‑stained and in need of substantial refurbishment. It’s workable as a conversion project with a garden/parking area, but not a move‑in dream home or particularly picturesque as‑is.
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€95,000 – €168,000
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.
- Needs major renovation to finishes and building systems
- Visible water stains and ceiling damage in multiple rooms
- Overgrown grounds and onsite rubbish to clear
- Former commercial layout — conversion work likely required
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 37/100This is the flat Brescian plain south of Brescia, in the lower Mella and Chiese river country with intensive farmland, irrigation channels and scattered industrial and logistics areas. Brescia is the nearest city of size, with full services, major rail connections, museums and a substantial historic centre. Lake Garda lies farther east beyond the 15 km radius, so it does not define the immediate setting.