Abitazione su più livelli
Nel caratteristico borgo di Cirano, proponiamo una porzione di casa disposta su più livelli, ideale per chi cerca ampi spazi e la possibilità di ricavare due unità indipendenti. Al piano terra troviamo una cucina abitabile e una spaziosa camera matrimoniale con bagno di servizio privato. Grazie alla sua disposizione,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Priced at €408/m², essentially at the local median (€405/m², solid baseline), so no meaningful discount. Condition is habitable, 1980 build, 120m² townhouse with 3 beds/2 baths, balcony, terrace, panoramic view, and flexibility to create two units — all positives. Rustic outbuildings likely need work. Fair-priced habitable home; light-to-moderate cosmetic reno estimated at ~€350/m² if modernizing older finishes.
More on the house and the area
Dated townhouse in Gandino's Cirano hamlet with rustic wood kitchens, terrazzo/cotto floors and heavy traditional furnishings—habitable but firmly stuck in the 1980s. Standout feature is the large panoramic terrace overlooking the green valley and surrounding mountains. Low price (€408/m2 for 120sqm) and flexibility to split into two units add mild bargain appeal, but interiors are ordinary and worn in places.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€14,000 – €23,000
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.
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 72/100The cluster is in the Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.